13 Staff Report - 347 Massol Avenue4W M OF
!ps ~A:~05
DATE:
TO:
FROM:
COUNCIL AGENDA REPORT
August 14, 2008
MAYOR AND TOWN COUNCIL
MEETING DATE: 8/18/08
ITEM NO: 13
ORRY P. KORB, TOWN ATTORNEYi /
SUBJECT: ADOPT PLANNED DEWELOPMENT ORDINANCE MAKING A ZONE
CHANGE FROM RM:5-12 TO RM:12-20:PD FOR A FIFTY-SIX LOT
RESIDENTIAL SUBDIVISION TO CONVERT THE EXISTING
APARTMENTS TO CONDOMINIUMS AT 347 MASSOL AVENUE (APN
510-14-004) (BAY TREE APPARTMENTS)
RECOMMENDA`1~ION:
1. Adopt the ordinance introduced by Council on June 16, 2008; or
2. Continue action on adoption; or
3. Direct the Town Attorney to re-introduce a revised ordinance.
DISCUSSION:
On June 16, 2008, Council approved a General Plan amendment and introduced a Planned
Development Ordinance to convert the existing Bay Tree Apartments to condominiums. As
discussed below, Council had requested that the applicant, Lyon Realty Advisors, present revised
parking and relocation assistance plans prior to Council taking final action to adopt the Planned
Development Ordinance.
Parldng Plan:
Staff worked with the applicant in an effort to locate additional parking space options. As a
result, the applicant has submitted a revised parking plan which includes 98 parking spaces
(Attachment 7). This will allow the two bedroom units to be allocated two parking spaces and
the one bedroom units to be allocated one parking space. The spaces are functional but some of
theirs deviate from provisions of the Code in terms of back-up distance and tandem
configuration.
PREPARED BY: ORRY P. KORB BUD N. L wrz
TOWN ATTORNEY COMMUNITY DEVELOPMENT DIRECTOR
N:IDRVICNCLRPTS12 0 0 813 4 7M assol2. doc
Reviewed by: n Manager
Cleric Administrator Financc( ~Cominunity Development
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 347 MASSOL AVENUE
Aacgust I8, 2008
If a Council member does not find the parking plan acceptable, they should not vote to adopt the
Planned Development Ordinance. Staff will respond to other concepts or conditions suggested
by Council if requested.
Relocation Assistance Plan:
The applicant has submitted a Resident Assistance Program (Attachment 8) which outlines the
proposed assistance for existing tenants. The Program offers three levels of assistance which are
detailed in Attaclurnent 8. The most critical component of the plan involves five
individuals/families that are Special Circumstance Seniors. The applicant's proposal requires
Council to provide direction to staff because the applicant proposes that the Town purchase five
of the eight BMP units. "These units will provide the tenants of the five units which fall into the
Special Circumstance Senior (SCS) category options to allow them to remain on-site until they
voluntarily vacate their units.
Staff has prepared the following option for Council consideration for SCS tenant(s) who qualify
for the BMP program and are interested in purchasing their unit:
• Direct staff to prepare amendments to the BMP Guidelines as outlined below that may allow
the five units with SCS to continue to live at Bay Tree as owners:
Grant SCS who reside in the project extra ranlcing points to help them qualify to purchase
Bay Tree BMP units (essentially create a first right of refusal opportunity).
Staff has prepared the following option for Council consideration for SCS tenant(s) who are
interested in continuing to rent their units:
Direct staff to prepare amendments to the BMP Guidelines as outlined below that will allow
the five units with SCS to continue to live at Bay Tree as renters:
Require the applicant to delay the sale of the five units occupied by the SCS until they
voluntarily vacate their units. The rent will be fixed at the rate the tenant(s) is currently
paying with an armual increase consistent with cost of living (CPI). When the units are
voluntarily vacated they will become part of the BMP program and sold in accordance
with the BMP Guidelines.
Staff has prepared the following options for Council consideration for SCS tenant(s) who do not
qualify for the BMP program and are interested in continuing to rent their units:
Direct staff to prepare amendments to the BMP Guidelines as outlined below that will allow
the five units with SCS to continue to live at Bay Tree as renters:
If SCS tenant(s) do not qualify for the BMP program, up to five units will be purchased
by the Town and the tenant(s) will be allowed to continue to reside in the unit(s) until
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 347 MASSOL AVENUE
August 18, 2008
they voluntarily vacate their units. The rent will be fixed at the rate the tenant(s) is
currently paying with an annual increase consistent with cost of living (CPI). The
applicant will be required to sell the units to the Town at a ten percent discount. The
monies from the ten percent discount will be used to manage the five units. When the
unit is vacated, the unit will become part of the BMP program and sold in accordance
with the BMP Guidelines,
a. Explore purchasing five of the eight required BMP units using BMP fiends.
b. Explore purchasing five units at market rate using RDA 20% Affordable Housing
Set-Aside funds.
If a Council member does not find the relocation plan acceptable with any of the staff direction
suggested above, they should not vote to adopt the ordinance. Staff will respond to other
concepts or conditions suggested by Council if requested.
Also attached is correspondence from William Kaschub, Carla de Mos, Martha McGraw, Mary
Ellen Kaschub, and Tim Mogan concerning parking and the loss of rental housing that would
result from the conversion of the Bay Tree Apartments to condominiums.
Attachments:
1. Introduced Ordinance
2. Letters and E-Mails from citizens (27 pages) (Submitted under a separate cover)
3. Correspondent e dated July 29, 2008 from Carla de Mos and Martha Me Graw
4. Correspondence dated August 7, 2008 from Timothy and Frenda Hogan
5. Correspondence dated August 8, 2008 from Mary Ellen Kaschub
6. Resident Assistance and Parking Plan Summary, received August 4, 2008 (10 pages)
7. Proposed Parking Plan, received August 6, 2008 (1 page)
9. Resident Assistance Program, received August 6, 2008 (5 pages)
Distribution:
Lyon Realty Advisors, Attn: Ron Cole, 4901 Birch St., Newport Beach, CA 92660
ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE TOWN CODE EFFECTING A ZONE CHANGE
FROM RM:5-12 TO R.M:12-20:PD FOR PROPERTY AT
347 MASSOL AVENUE (APN 510-14-004)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS DOES ORDAIN AS
FOLLOWS:
SECTION I
The Town Code of the Town of Los Gatos is hereby amended to change the zoning on
property at 347 Massol Avenue (Santa Clara County Assessor Parcel Numbers 510-14-004) as
shown on the map attached hereto as Exhibit A, and is part of this Ordinance, from RM:5-12
(Medium Density Residential, 5-12 dwelling units per acre) to RM.12-20:PD (High Density
Residential, 12-20 dwelling units per acre, Planned Development).
SECTION II
The PD (Planned Development Overlay) zone established by this Ordinance authorizes the
following construction and use of improvements:
1. Conversion of the existing fifty-six apartments to condominiums.
2. Parking lot modifications and other site improvements shown and required on the Official
Development Plan.
3. Exterior f'a~ade improvements to the existing buildings.
4. Uses permitted are those specified in the underlying RM ( Multiple Family Residential) zone
by Sections 29.40.610 (Permitted Uses) and 29.20.185 (Conditional Uses) of the Zoning
Ordinance, as those sections exist at the time of the adoption of this Ordinance, or as they
may be amended in the fixture, subject to any restrictions or other requirements specified
elsewhere in this ordinance including, but not limited to, the Official Development Plan.
However, no use listed in Section 29.20.185 is allowed unless specifically authorized by this
Ordinance, or by Conditional Use Permit.
Page 1 of 7
AT TACT 1
SECTION III
COMPLIANCE WITH OTHER DEVELOPMENT STANDARDS
All provisions of the Town Code apply, except when the Official Development Plan
specifically shows otherwise.
SECTION IV
A recorded final map and Architecture and Site approval are required before exterior
modification and site improvement construction work is performed, whether or not a permit is
required for the work and before any permit for construction is issued. Construction permits shall
only be in a manner complying with Section 29.80. of the Town Code.
SECTION V
The attached Exhibit A (Map), and Exhibit B (Official Development Plans), are part of the
Official Development Plan. The following conditions must be complied with before issuance of any
grading, or construction permits:
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. APPROVAL: This application shall be completed in accordance with all of the conditions of
approval listed below and in substantial compliance with the plans approved and noted as
Exhibit 8 of Attaclunent 2 of the report to the Town Council for the June 16, 2008 meeting and
Attachment 7 (Revised I'arking Plan) of the report to the Town Council for the August 18, 2008
meeting. Any changes or modifications made to the approved plans shall be approved by the
Director of Community Development, Development Review Committee, Planning Conninission
or the Town Council, depending on the scope of the change(s).
2. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that
any applicant who receives a permit or entitlement from the Town shall defend, indemnify, and
hold harmless the Town and its officials in any action brought by a third party to overturn, set
aside, or void the permit or entitlement. This requirement is a condition of approval of all such
Page 2 of 7
permits and entitlements whether or not expressly set forth in the approval.
3. BELOW MARKET PRICE (BMP) UNITS: Eight (8) BMP units will be provided as part of the
approved development plan per Town Code Section 29.10.3025 and 29.10.3030. The applicant
shall meet with the Director of Community Services prior to the issuance of any permits or the
recordation of the final subdivision map to commence the BMP process for the units. The BMP
units shall be renovated by Lyon, at no cost to the Town or ultimate owner(s) or tenant(s), with
the following upgrades: refinish the cabinets and counter tops; repaint the units; replace the
carpet; replace the door knobs, faucets and other hardware; and install a washer and dryer.
4. DEED RESTRICTION: Prior to issuance of a building permit or recordation of the final
subdivision map, a deed restriction shall be recorded by the applicant with the Santa Clara
County Recorder's office, stating that the required BMP units must be sold as below market
priced units pursuant to the Town's BMP Guidelines. The BMP Guidelines in effect at the time
of the sale of the market rate units shall be used unless the sales prices in the BMP Guidelines
have been reduced to a level lower than the prices in effect in 2009.
5. ARCHITECTURE AND SITE REQUIRED: An Architecture and Site application and approval
is required for the facade improvements, parking lot improvements, and other site improvements.
The Planning Conunission shal I be the deciding body for the Architecture and Site application.
6. SUBDIVISION REQUIRED: A tentative map application shall be approved prior to the
submittal of building permits. The Development Review Committee may be the deciding body
for the tentative map.
7. BIKE RACKS: The property owner shall work with staff to explore the possibility of on-site
covered and/or uncovered bicycle parking.
8. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the
building permit and/or Final subdivision map detailing how the Conditions of Approval will be
addressed.
8a. 'l'I:NANT RELOCA`I'ION SrRVICES: Applicant shall prepare a Tenant Relocation Assistance
Services Program to the satisfaction of the Director of Community Development.
8b. PARKING ALLOCATION: Applicant shall prepare a Residential Parking Allocation Plan to
the satisfaction of the Director of Community Development
Page 3 of 7
Building Division
9. PERMITS REQUIRED: A building permit shall be required for exterior fagade improvements
and parking lot modifications. Separate building permits are required for site retaining walls,
water tanks, and swimming pools; separate electrical, mechanical, and plurribing pennits shall be
required as necessary.
10. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue-lined in full on the
cover sheet of the construction plans.
11. SIZE OF PLANS: Four sets of construction plans, maximum size 24" x 36.STREET NAMES &
I IOUSE NUMBERS: Submit requests for new unit numbers from the Building Division prigs to
the building permit application process.
11. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF- I R and
MF-IR must be blue-lined on the plans.
12. SPECIAL INSPECTIONS: When a special inspection is required by UBC Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance of the building permit. The Town Special
Inspection form must be completely filled-out, signed by all requested parties and be blue-
lined on the construction plans. Special inspection forms are available from the Building
Division Service Counter or online at www.losgatosea.gov.
13. NONPOINT SOURCE POLLUTION STANDARDS: The Town standard Santa Clara Valley
Nonpoint Source Pollution Control Program shall be part of the plan submittal as the second
page. The specification sheet is available at the Building Division Service Counter for a fee of $2
or at San Jose Blue Print.
14. PLANS: The constriction plans shall be prepared under the direct supervision of a licensed
architect or engineer. (Business and Professionals Code Section 5538)
15. APPROVALS REQUIRED: The project requires the following agencies approval before issuing
a building permit:
a. Community Development: Joel Paulson at 354-6879
b. Engineering Department: Fletcher Parsons at 395-3460
c. Santa Clara County Fire Department: (408) 378-4010
Page 4 of 7
d. West Valley Sanitation District: (408) 378-2407
e. Local School District: (Contact the Town Building Service Counter for the appropriate
school district and to obtain the school form.)
TO THE SATISFACTION OF THE DIRECTOR OF PARKS AND PUBLIC WORKS:
Engineering Division
16. FINAL MAP: A final map shall be recorded. Two copies of the final map shall be submitted to
the Engineering Division of the Parks & Public Works Department for review and approval.
Submittal shall include closure calculations, title reports and appropriate fee. The znap shall be
recorded before any permits are issued.
17. DEVELOPMENT AGREEMENT: The Applicant shall enter an agreement to construct public
improvements in accordance with Town Code §24.40.020.
18. UTILITY COMPANY REVIEW: Letters from the electric, telephone, cable, and trash
companies indicating that the proposed improvements and casements are acceptable shall be
provided prior to recordation of the final map.
19. PUBLIC IMPROVEMENTS: The following improvements shall be installed by the developer.
Plans for those improvements shall be prepared by a California registered civil engineer,
reviewed and approved by the Town, and guaranteed by contract, Faithful Performance Security
and Labor & Materials Security before the issuance of a building permit or the recordation of a
map. The improvements must be completed and accepted by the Town before a Certificate of
Occupancy for any new building can be issued.
a. Massol Ave - Curb, gutter, sidewalk, street lights, tie-in paving, signing, striping, storm
drainage and sanitary sewers, as required.
20. GENERAL: All public improvements shall be made according to the latest adopted Town
Standard Drawings and the Town Standard Specifications. All work shall conform to the
applicable Town ordinances. The adjacent public right-of-way shall be kept clear of all job
related dirt and debris at the end of the day. Dirt and debris shall not be washed into storm
drainage facilities. The storing of goods and materials on the sidewalk and/or the street will not
be allowed unless a special permit is issued. The developer's representative in charge shall be at
Page 5 of 7
the job site during all working hours. Failure to maintain the public right-of-way according to
this condition may result in the Town performing the required maintenance at the developer's
expense.
21. ENCROACHMENT PERMIT: All work in the public right-of-way will require a Construction
Encroachment Permit: All work over $5,000 will require construction security,
22. PUBLIC WORKS INSPECTIONS: The developer or his representative shall notify the
Engineering Inspector at least twenty-four (24) hours before starting any work pertaining to on-
site drainage facilities, grading or paving, and all work in the Town's right-of-way. Failure to do
so will result in rejection of work that went on without inspection.
23. RESTORATION OF PUBLIC IMPROVEMENTS: The developer shall repair or replace all
existing improvements not designated for removal that are damaged or removed because of
developer's operations. Improvements such as, but not limited to: curbs, gutters, sidewalks,
driveways, signs, pavements, raised pavement markers, thermoplastic pavement markings, etc.
shall be repaired and replaced to a condition equal to or better than the original condition.
Existing improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access provisions.
Developer shall request a walk-through with the Engineering Construction Inspector before the
stark of construction to verify existing conditions.
24. CC&R'S: A copy of the CC&R's shall be submitted for review and approval by the "Down
Attorney and Planning Division prior to map recordation. The CC&R's shall be consistent with
the Residential Parking Allocation Plan required in Condition #Sb.
Page 6 of 7
SECTION VI
This Ordinance was introduced at a regular meeting of the Town Council of the Town of Los
Gatos on June 16, 2008, and adopted by the following vote as an ordinance of the Town of Los
Gatos at a meeting of the Town Council of the Town of Los Gatos on , 2008 and
becomes effective 30 days after it is adopted.
COUNCIL MEMBERS:
AYES:
NAYS:
ABSENT:
ABSTAIN:
SIGNED:
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
N \DFAF\0RDS534T%4ASS01..3)0C
Page 7 of 7
Y
347T,Mass0I
TOWN OF LOS GATOS
Application No. PD-07-02 A.P.N. #510-14-004
Change of zoning map amending the Town Zoning Ordinance.
® Zone Change From: RM:5-12 To: RM:12-20:PD
❑ Prezonin
Forwarded by Planning Commission Date: April 23, 2008
Approved by Town Council Date: Ord:
Clerk Administrator Mayor
EXHIBIT A
Meeting Date: 8/18/08
Item No. 13
Subject: 347 Massol Avenue
ATTACHMENT L EXHIBIT B
Are available for review in the Clerk Department
Page 1 of 1
From: Timothy Hogan (mailto:thogan1997@hotmail.com]
Sent: Thursday, August 07, 2008 9:23 PM
To: bspector@losgatosca.gov; mwasserman@losgatosca.gov; sglickman@losgatosca.gov;
dmcnutt@losgatosca.gov
Subject: Bay Tree parking plan and onsite tour see photo attachments
NOTE: Please see photo attachments on se pr arate email
Following is an update to my e-mail with photos to Council members of July 23.
On August 5th, Lyon representative Ron Cole briefed a group of Bay Tree residents on its conversion plan. He
provided a handout with a site plan for creating an additional 42 parking spaces. To accomplish this, Cole
mentioned Lyon used all "nooks and crannies" of the property..
In deed Lyon's parking plan is a nook and cranny solution. And as I documented in a previous e-mail to Council
members, Lyon's past efforts to reclaim land for parking spaces have in fact compromised living space of ertain
units - by reducing space, light, air flow of units as well as the building's aesthetics. (Please see attached photos:
Photo 41 shows patio area shortened by fence that was moved closer to the building; and Photo #2 shows a fence
moved to within 2 ft of a window.)
Now, Lyon's reclamation has hit closer to home. According to the parking site plan, four additional spaces are to
be carved out of existing carport and parkway areas . both areas are adjacent to our unit's street-level bedroom
windows. If approved, this would result: in dank, less healthy and uncomfortable spaces as bedrooms
diminished light and air-flow and the aggravation of car headlights and exhaust.. (Please see Photo 43 and Lyon
plan spaces 80 - 83.). 1 am also concerned how the additional parking areas will affect fire-lane access
requirements.
With such a big difference in viewing the plan on paper and in-person, I would like to ask Council members to
consider making a special effort to visit Bay Tree to see firsthand how Lyon's parking plan would have an
impact on the property.
Thank you,
Tim and Frenda Hogan
Bay Tree Apartments, #304
ATTACBME T 4
file: //C: \Documents and Settingsljpaulson.LOSGATOSCA1Local Setting s\Temp\XPgrpw... 08/13/2008
RECEIVED
DATE:
AUGUST S, 2008
AUG - 8 2008
TO:
TOWN COUNCIL, TOWN OF LOS GATOS
TOWN OF LOS GATOS
PLANNING DIVISION
SUBJECT: BAY TREE CONDO CONVERSION IMPACT ON PARKING ALONG
MASSOL AVE
In most communities condo-conversion projects are denied because the developer was
either unwilling or unable to meet town parking requirements. It is apparent from Town
Council discussions so far that this may very well not be the case for Los Gatos and the
Lyon Development's proposed conversion of Bay Tree Apartments.
The fact that Lyon and the Town appear willing to gift the public street to help Lyon
meet parking requirements is disturbing. Speaking as a neighbor most directly affected
by the project, I and my neighbors have not been consulted as to what the issues are from
our perspectives. My husband, along with neighbors, felt compelled to submit a proposal
on parking in the event the Town Council provides on street parking for the Lyon
development.
At the last public hearing on this conversion, two of you publically stated that we should
not have worries; condo street parking won't make a difference. I beg to differ. It will
make a difference. That your determination was made from one or two site visits, and
numbers produced from Ron Cole is insulting and doesn't tell the whole story.
The first block of Massol serves as the entrance to the historic Almond Grove
neighborhood and is the funnel for traffic coming on and off the hill from Glenridge and
beyond. It is a very busy street. On almost a dally basis large construction trucks pass
through or park to unload bulldozers or whatever; we get oil trucks for the Shell
Station; numerous delivery or repair trucks and cars that use that block and the
intersection of Massol and Almendra for illegal U-turns; employees of Santa Cruz Ave.
shops park on Massol and occasionally we get cars that are dumped in the neighborhood,
towed off Hwy 17; people leave their cars so that they can spend the weekend, or longer,
away. There is heavy vehicle-induced activity on this stretch of Massol.
These facts aren't in the numbers you might have casually observed or in the week's
counts that Cole provided. But they are real - and we and our neighbors are left to
"police" the neighborhood of these infringements - or put up with them.
Solid parking of cars along Massol by new condo owners will only make this street more
difficult and the neighborhood less appealing. When cars are parallel parking to fit into a
space along the street, it's hazardous against the fast moving traffic that uses Massol.
As a nine-year resident at 320 Massol, I experienced the intolerable parking situation that
existed before Permit Parking was put in place. {I was part of the long process that
ATTACHMENT 5
worked to put it together.) In that situation, the majority of parking density resulted from
Bay Tree residents and/or their guests as well as business district users. Frequently it was
not possible to park near my own home to off-load from my car. While the Permit
Parking has provided much appreciated relief, giving new condo owners permission to
street park can only renew the nightmare of old.
What's discouraging to me is that fact that the Town seems intent on accommodating the
developer at the expense of neighbors - and I may add neighbors who are active-town
involved citizens who give a lot of time, energy and creativity to community activities.
I believe Lyon must provide resident and guest parking onsite - whatever it takes for
them to do that - and the Town should ensure that it happens.
I don't want to be put in future roles as parking police; be at continuous odds over
parking with the Home Owners Association; experience new traffic and parking
problems on Massol or have to fight for space to park by my own home.
I ask you to please ensure that our neighborhood is protected from these situations with
tight Town requirements on parking requirements that are regularly enforced.
Respectfully submitted,
Mary en Kasc 'b
320 sot Ave.
000
Bay Tree Condominium
Conversion
Resident Assistance and Parking
Plan Summary
Prepared by:
Ron W. Cole
EXHIBIT 6
• Contents
o Parking Plan
o Resident demographic
o Resident Assistance Plan
Parking Plan
o Additional Spaces:
* Originally approved and developed with 56 spaces
* Goal: 1 space for every One-bedroom unit and 2 spaces
for every Two-bedroom unit for a total of 98 spaces.
* 42 additional space locations have been identified. Some
of these spaces have been added. Some will not be added
until the condominium units are marketed for sale.
* Total proposed parking spaces: 98 spaces
* See Parking Plan Exhibit
o Additional Measures:
* Governance: HOA implementation of Association Decals
to track on-site parking.
* Two secured, in-door bike racks will be added to promote
alternative means of transportation.
Resident Demographic Summary
o Over 70% of all residents moved into the property after the
Notice of Intent to Convert (for the pending conversion
application) was implemented.
o The notice was implemented on October 27, 2005 and has
been in effect for almost 3 years.
o Children - there are three units where children reside that
are under the age of 18 years of age.
o Seniors - there are 8 units with residents older than 65. 3 of
the 8 residents moved to the property with full knowledge
that the condominium conversion application was in process.
o Financial:
* 50% of the residents earn from $100k - $360k per year
* 10% of the residents potentially qualify for BMP units.
Additional income validation is necessary to confirm.
Resident Assistance
o Purchase Plan:
All Qualified Residents, defined as those who have lived at
the property prior to the 180 Day Notice of Intent to Convert
is implemented, will receive:
Reduced sales price - 5% discount off of the price at
which their unit is first offered for sale to the general
public.
Reduced escrow costs
* Reduced loan fees and charges
0 0, fib Resident Assistance
o Relocation Assistance:
Special Circumstance Senior Consideration:
e This category is designed to address specific residents
that meet the following criteria:
• Residents older than 65 years of age as of the
approval of the Tentative Map application.
• Residents residing at the property prior to the initial
60 Notice of Intent to Convert sent on October 27,
2005 via certified mail.
Considering the above qualifications, five residents
qualify for long term tenancy at the property.
Resident Assistance
o Relocation Assistance:
Special Circumstance Senior Consideration cont. :
* How this will work?
At the time when condominium units are marketed for
sale, the five long term senior rental units will be
purchased by the Town as part of the eight code-required
BMP transition. The five units will then be rented to the
residents at their then current rental rate with an
annual 3% increase. The remaining three BMP units
will be sold in accordance with the Town's BMP
Guidelines. As the five units are voluntarily vacated, the
units will be integrated into the Town's BMP for-sale
housing stock
Resident Assistance
o Relocation Assistance:
Hardship Category:
* Defined as:
• Disabled Households, as defined under the Social
Security Act, and who cannot physically prepare for a move
• Low-income Households, as determined by income limits
as determined by the State of California Housing
Department, County of Santa Clara, with tenancy prior to
the Developer giving the 60 Day Notice of Intent to Convert
the apartments to condominiums, and unable to reasonably
locate replacement housing.
e Benefit:
Coordination - identifying a satisfactory location
• Moving expenses, including the packing, relocation,
unpacking and waste pick-up, will be paid (within 10 mile
radius).
• An additional monetary supplement of $3,000
g Resident Assistance
o Relocation Assistance:
General Assistance Category:
* Defined as:
• Senior Households at 70 years or older irregardless of
move-in date.
• All Residents who have lived at the property rior to the
60 Day Notice of Intent to Convert was implemented.
• All Single Parents of children younger than 18 at the time
of relocation irregardless of move-in date
* Benefits:
• Competitive rental guide of comparable properties which
will include address, current rental rates and other
pertinent terms and conditions.
• Monetary supplement of $2,000
W' 4) 10, State Requirements Summary
o California State Law (Government Code Section 66452.8)
requires that all residents that do not receive the 60 Day
Notice of Intent to Convert are entitled to:
a Actual moving expenses incurred when moving from the
subject site, not to exceed $1,100.
e. A portion of the first month's rent on the tenant's new rental
unit, if any, immediately after moving from the subject
property, but not to exceed $1,100
o Bay Tree prospective residents have been receiving this
notice since October 27, 2005.
o The Resident Assistance Program outlined above goes well
beyond State requirements.
Parking Site Plan
for Condominium Purposes
Bay Tree Condominiums
347 Massol Avenue
Los Gatos, CA 95030
510-13-004
hVMKITC WAVKH
4 -0 64
i7ERPR1SE5
_c
MA883L AVENUE
[A PUR1C 53A€ o
Original Parking Supply
56 Spaces (#1-56)
Proposed Parking Supply
42 Spaces (#57-98)
FWF
Ll Q~7
ATTACHMENT 7
Bay Tree Condominiums
Resident Assistance Programs
Prepared by:
Ron W. Cole
(949) 838-1221
LYON
CAPITAL
VENTURES
8/6/2008
Page 1 of 5
ATTACMIEIT 8
The revised Relocation and Homeowners Assistance Programs
constitutes the basis for an agreement with the Town of Los Gatos.
Qualified Residents are defined as residents who reside in a unit at the
time of receipt of the 180 Day Notice of Intent to Convert, pursuant to the
provisions of Section 66427.1 of the Government Code.
To facilitate in the resident assistance process for all Qualified Residents,
the Owner shall engage an individual or firm to act in the capacity of "Relocation
Coordinator." The Relocation Coordinator shall be the primary coordination and
referral point for all Qualified Residents during all phases of the relocation
process. The Relocation Coordinator will also work with the Owner to identify
those Residents who would like to pursue the purchase of their unit through the
Purchase Assistance Program outlined later in this document.
Relocation Program:
The Relocation Coordinator shall survey all Qualified Residents to
determine eligibility for Relocation Assistance as designated below.
1. Special Circumstance Senior Consideration:
This category is designed to address specific residents who meet the
following criteria:
A. Senior Households with residents 65 years and older as of the approval
of the Tentative Map application.
B. Senior Households with residents residing at the property prior to the
initial 60 Notice of Intent to Convert sent on October 27, 2005 via certified
mail.
C. Senior Households with residents meeting the above qualifications and
maintaining continuous residency at the property.
Considering the above qualifications, five residents qualify for long term
tenancy at the property.
Therefore, at the time individual condominium units are marketed for sale, the
above residents will be allowed to remain in their units until they voluntarily
vacate their units.
816!2008 Page 2 of 5
How this will work?
At the time when condominium units are marketed for sale, the five long term
senior rental units outlined above will be purchased by the Town as part of
the transition to the eight code-required BMP units. The five units will then be
rented to the residents at the then current rental rate with annual increases to
be determined by the Town. The remaining three BMP units will be sold in
accordance with the Town's BMP Guidelines. As the five units are voluntarily
vacated, the units will be integrated into the Town's BMP for-sale housing
stock.
II. Hardship Assistance:
The Relocation Coordinator shall develop an Individual Relocation Plan,
including any related recommendations for any household that meets one or
more criteria. All Hardship household's Relocation Plan findings and
recommendations shall be provided to the Town's Planning Staff within 45
days prior to the marketing of any unit(s).
A. During the initial surveylinterviewing process, the Relocation Coordinator
shall determine whether Qualified Residents meet one or more of the
Hardship Criteria defined below:
o Disabled Households with a disabled household member, as
defined under the Social Security Act, and who cannot physically
prepare for a move
o Low-income Households determined by income limits as
determined by the State of California Housing Department, County
of Santa Clara, with tenancy prior to the Developer giving notice of
intent to convert the apartments to condominiums, and unable to
reasonably locate replacement housing.
B. Moving expenses, to be paid by the Developer, for the Hardship
households shall include:
o Packing the residents valuables
o Actual cost of moving belongings to a location within 10 miles from
the Bay Tree Apartments
o Unpacking if so desired
C. Additional relocation assistance for those Hardship residents will be
provided, in the form of a monetary award within 10 business days after
the relocation has taken place, the sum of $3000 (three thousand dollars)
to assist with security deposits and all other related moving expenses.
81612008 Page 3 of 5
III. General Relocation_ Assistance:
A. During the initial survey/interviewing process, the Relocation Coordinator
shall also determine whether Qualified Residents meet one or more of the
following criteria defined below to qualify for General Relocation
Assistance:
o Senior Households at 70 years or older irregardless of move-in
date.
o All Residents who have lived at the property Lor to the 60 Day
Notice of Intent to Convert was implemented.
o All Single Parents of children younger than 18 at the time of
relocation irregardless of move-in date.
B. Relocation assistance for those who qualify will be provided, in the form of
a monetary award within 10 business days after the relocation has taken
place, the sum of $2000 (two thousand dollars) to assist with security
deposits and all related moving expenses.
IV. Other Relocation Assistance:
A. The Developer shall provide notice to prospective residents w move to the
project that a condominium conversion is underway. This notice shall also
be provided to the residents, in writing, at the time a rental agreement or
lease is signed. Under Government Code Section 66452.8, any resident
that does not receive the notice at such time and who does not purchase
their unit, shall be entitled to an amount equal to the sum of the following:
o Actual moving expenses incurred when moving from the subject
site, not to exceed $1,100.
o A portion of the first month's rent on the tenant's new rental unit, if
any, immediately after moving from the subject property, but not to
exceed $1,100.
V. Terms of Relocation Assistance:
A. Resident must be In good standing with the terms and conditions of the
lease agreement that they signed with Lyon Management Group, Inc.
B. The assistance outlined above is allocated on a per unit basis.
C. Residents must maintain continuous occupancy at the property to qualify
for any of the above mentioned assistance programs.
81612008 Page 4 of 5
Proposed Homeowners Assistance Program
For the purposes of this program, a Qualified Resident is defined as that
resident who resided in the Project unit at the time of receipt of a 180 Day Notice
of Intent to Convert prior to termination of tenancy, pursuant to the provisions of
Section 66427.1 of the Government Code.
90 Day Right of First Refusal to Purchase: Pursuant to Government
Code 66427.1 and for a period of 90 days from the issuance of a Final
Subdivision Public Report under Section 11018.2 of the Business and
Professions Code, Developer will provide all residents with a Right of First
Refusal to purchase their unit. All Qualified Residents shall be given notice
of receipt of the Final Subdivision Report within ten (10) days of receipt of
such report, as provided by the relevant provisions of the cited code
sections. Every resident's right to purchase will be at the price units are
first offered for sale to the general public. Additionally, the provisions of
Government Code 66459 of the Subdivision Map Act shall also apply and
tenants occupying a rental unit following Final Map approval for the
condominium project shall receive notice and be given a Right of First
Refusal to purchase the unit as specified in Section 66459.
2. Qualified Resident Purchase Discount Program: All Qualified
Residents desiring to purchase their Project unit will receive a discount
equal to five percent (5%) of the price at which their unit is first offered for
sale to the general public. The price is established by the Developer for
each individual unit plus adjustments based on each unit's views, location
and amenities.
3. Reduced Escrow Costs: A single Title Company will be used by the
Developer for market rate units to provide reduced escrow fees to current
qualified residents purchasing units.
4. Reduced Loan Fees and Charges: The Homeownership Counselor
shall refer all pre-qualified residents to lenders that offer reduced loan
origination fees, reduced interest rates, mortgage credit certificates or
other special incentives for financing.
5. Phase One Pricing: Any Qualified Resident will have the right to
purchase a for sale Project unit at Phase One Pricing, regardless of the
phase in which the unit is located. Phase one pricing will be those List
Prices initially established and published by the Developer for each type of
market rate unit in the first phase of Project units to be released for sale at
the Project. This benefit will enable Qualified Residents currently living in
areas of the Project scheduled to be sold in later phases to avoid paying
higher prices due to demand driven inflation
81612008 Page 5 of 5
Meeting Date: 8118/08
Item No. 13
Subject: 347 Massal Avenue
ATTACHMENT 2
Is available for review in the Clerk Department
June 16, 2008
Try: The Honorable'Town Council Members and `l own Manager
Pie. Bay Tree Apartment request for condo conversion
Ike-ar Town Council- Members,
As a retail business owner and downtown, resident, l an, generally opposed to
development proposals in dovin torn Los Gatos that may ir.rrther impact the
tight parking situation. However, I support this particular project beCaUse of
its overwhelming merits. The rare opportunity to provide new affordable
homeowner opportunities to the downtown is a golden opportunity which
should be realized if at ail possible. With some creative thinking I believe the
issue of parking could he nairrirnized. A few sOlrztions to consider are-
IV Providing motorbike stalls in [ieu of fall scale auto stalls
acccaminodating three motorbike vehicles in the place of one single
automobile.
0 Providing covered bicycle lockers for tenants to encourage
a ternative/green transportation in our community.
4x fncol.=por•atirig the Ba.y Tr-ae/Massol Ave area iii Ahnoriri Grove Parking
District to protect the quality of lxfe for residents near the property.
0 Require the Bay Free CC& R's to establish a. limit of the number of
a-atumobiles to a maximum of two per unit.
e, Require the Bay Tree CCU. R's to prohibit cote merci;-l vehicles, motor
homes, campers and boats perked on site.
Surly there are other ideas that will emerge from the pub] i4 forum which I
have not listed. Considering the opportunity for potential new condo
homeowners to walk or bike ride to our down-town destinations, perhaps
even bile rµide or° wails to worm in oLir down, {{ire could be hirthering our "go
green" philosophy i.n Los Gatos. 't'hese rare BMF opportunities may be just the
righft opportunity for some r°edrying Los Gatos resident, to down-size and
re-main'in Lhe community they love and have called home fbr decades.
Respectfully submitted by, Teri Hope, dowii town resident Sz business caviler
JUN, 16. 2008 3: 42PM AME3IMAC CAL WEST NO. 6007 P. 2
Ann Cali
26 Rogers Road
Los Gatos, California
.Mayor Barbara Spector
Los Gatos Town Council
Los Gatos Toga Hall
June 15, 2008
Dear Mayor Spector and Town Council,
I have always loved The Almond Grove Historical District, as have many other members
of the Cali family during the more than a century that we have lived in the Nest Valley.
The little brook, the shady trees and the xieb mix of home designs where the valley begins
its ascent to the hills constitutes one of the most attractive sections of old Los Gatos. All
this and within wallcing distance of downtown makes The Almond Grove a special place
to live, as well as an ideal location for the town's first condominium conversion.
Please add my name to those in favor of the application by The Bay Tree to convert from
rental apartments to condominiums.
As condominiums, The Bay Tree will offer homes priced lower than any around them,
and the Town can add to its stock of subsidized units as well. There will be more parking
spaces, a little less traffic in general and a spruced up exterior more in keeping with
neighboring single-family homes.
You may ask why if I love The Almond Grove so much and I don't live there. Well, I
might. If 50 condominiums at The Bay Tree come on the market, I will be among those
checking them out.
Sincerely;
Ann. Cali
Page 1 of 1
Timothy Hogan <thogan 1997@hotmail.com> 6/18/2008 10:37 AM
I knew I would be unable to attend Monday's town council meeting, so 1 wrote the council ahead of time with my long-time
insider's perspective for the condo-conversion project. (See attached letter of 5/27.108.)
Having viewed video of Monday's meeting, I have a few comments for you to consider. As I listened to your line of
questioning and comments with Lyon's representatives, citizen-speakers and fellow council members, I got the impression
you understood the project required further scrutiny. Especially since you indicated Bay Tree could be the poster-child for
future condo-conversion projects.
It also was clear from comments, that council members had little/if any firsthand knowledge the Bay Tree property -
namely, how it sits/fits in the neighborhood, condition of building, current parking lay-out, Massol street and adjacent LG
permit area parking, and the proposed tandem parking plan.
With parking being the council's big topic of concern - and with limited land to work with - I expected the council to reject
or take timeout to further review feasibility of the project. So f was surprised by the subsequent unanimous vote to al low
this project to move ahead.
I believe the council was and continues to be ill-prepared to judge the worthiness of this project; for instance, I wonder how
many council members have walked the property and seen firsthand what is being proposed.
With that in mind, I invite any council member to an individual or group tour of the property, including our two-bedroom
apartment. If this is of interest, you can reach me at (408) 399-5398. Thank: you for your consideration. I look forward to
hearing from you.
Tim Hogan
347 Massol Ave., i#304
Los Gatos, CA 95030
fileWCADocurnents and Settingsljpaulson.LOSGATOSCA\Local Sett1ngs\TetnplXPgrpw... 0 613 012 0 0 8
Page 1 of 1
Joel Paulson -Thanks!
From: "ME Kaschub" <mekaschub a comcast.net>
To <mwasserman@losgatosca.gov>
Date: 0611912008 10:53 AM
Subject: Thanks!
Mike -
Thanks for stopping by yesterday. I enjoyed our visit and talk - on sports, kids, Trojans, town and, of course,
issues of best practices and Bay Tree.
I appreciate your taking the time to drop by, listen and that we could have an intelligent discussion about some of
the issues.
A couple of thoughts on Parking (which we never got to since I was process focused yesterday!):
My sense of this project is that the decision to approve this conversion has really already been made, although
not yet formalized. As you know I don't like the process which has appeared to be a "rush to condo-ize" without
thoughtful considerationlinformation!discussion on all the issues involved in this condo conversion. My final vent
(maybe!)... It's kind of like... "Let's let big box developer Lyon get by with this one because there is some town
sentiment for "cheaper" condos so people's relatives or future retired selves can live here - and then we'll really
look at the issue.". It makes me sad that this project has had less discussion than challenged ordinary house
remodels!
Well now back to PARKING.......... And concerns I have:
Given that Lyon has already restriped and has been using 83 parking spaces for Bay Tree residents for a while
now, they get to their total number of 93-94 by adding 10-12 more tandem spaces. These additional spaces are
acquired through more tandem restriping which will have the cars in those future spaces stick out well into the
driveway and well beyond the building roof line. It appears that these added spaces will encroach into the fire
lane -
My queries
- Who actually goes out and checks the legality of this "parking plan" against their drawings?
Does the fire department check this plan also?
- What's to prevent potential new condo owners from claiming their one or two HOA
"approved" space(s) and then parking their additional car(s) on the street?
- Guest parking in this high density project can be considerable - what's the accommodation
for that?
- What's a "best practice" parking solution?
This is not just "parking," this is managing high-density resident parking in an old, historic neighborhood and
ensuring quality of life for all.
These are my thoughts to date -
On a personal note - I hope your daughter is home now and resting in the tranquility and support of the
Wasserman nest!
Best,
Mary Ellen
fileWCADocuments and Settings!jpaulson.LOSGATOSCA\Loca1 Settings\Temp\XPgrpw... 06/23/2008
(0fi12612~08} Joel Paulson - Re Actual Apartment Vacancy Page 1
From: Greg Larson
To: barbara4lg@comcast.net,carlademos@hotmail.com
Date: 06/24/2008 9:28 AM
Subject: Re: Actual Apartment Vacancy
Dear Ms. de Mos,
Thank you very much for the information you provided to the Mayor.
As I am on vacation this week, I have forwarded the information to our lead staff working with the Baytree
property owner to better define and strengthen what their proposal is for support to and relocation of
existing residents on their property,
We are requesting that the Baytree property owner begin comprehensive discussions with the current
residents to facilitate whatever changes, if any, may be required.
Thank you again for your information.
Greg Larson
Town Manager
Greg Larson
<barbara4lg@comcast.net> 06/24/08 9:18 AM
Dear Ms. de Mos,
Thank you for taking the time to obtain the data on apartment vacancies and rental rates. By copy of this
email, I am forwarding your information to Greg Larson, our Town Manager.
Regards,
Barbara Spector
Dear Mrs. Spector,
During last Monday's meeting it was said that there were plenty of comparable apartments for all the
residents of the Bay Tree to relocate to. That is simply not true.
Most of the residents that have been living in the Bay Tree for 3 or more years are paying from just under
$1500.00 to $2000/month for large, airy apartments with huge balconies and lovely views and grounds.
My neighbor Martha McGraw (a senior citizen) and I went out the very next morning to find out for
ourselves. We visited two of the apartment complexes mentioned during the meeting.
First we went to Maison Massol. We were told by Laura Lyle, resident manager, nothing was available
until September, a 2-bedroom/2-bath for $2445.001mo. She told us they had a waiting list for the 1-
bedroom units ($1850.00/mo) and the 2-bedrooml2-bath ranged from $2295.00 to $2495.00. She also
said they only turn-over is minimal, an apartment or two every 3 or so months. This is a very different
story than what we heard during the meeting. It was stated that there were comparable units at Maison
Massol and they had 7 available and had 50% turnover per year.
Then we went to the other apartment complex mentioned during the meetings, Tamarack, and spoke to
the resident manager and toured both a 1 and 2 bedroom unit. They had one 2-bedroom/1.5 bath
(06!2612008) Joel Paulson _Re Actual Apartment VacarECy _ _ .r Page 2
($2095.00) available and two 1-bedroom/lbath ($1695.00). So more reasonabley priced but... there is
only one laundry facility which is down a few flights of stairs and all the way across the parking lot. Martha
has mobility problems and this was difficult enough for her to negotiate without a laundry basket. Also the
style of the building is much more reminiscent of a roadside motel, go have a look and see if you could call
that place ohomeO.
We didn't go to Town Terrace because for Martha it was too far away from the town center.
As you see, the information given during the meeting was deceiving. Also, how was the figure of 5%
vacancy worked out and what constitutes a vacancy?
If there are waiting lists for apartments in Los Gatos, that indicates need for more rentals not less.
Thank you for your attention,
Sincerely,
Carla de Mos
(408) 395-2506
The other season of giving begins 6124108. Check out the ikm Talkathon. Check it out!
Page 1 of 4
Joel Paulson -RE: Process, Condo-conversion
From, Greg Larson
To. Barbara Spector; ME Kaschub
Date: 06/26/2008 9:07 PM
Subject: RE: Process, Condo-conversion
CC: Diane McNutt; Joe Pirzynski; Mike Wasserman
Ms Kaschub,
Thank you so much for the additional information in both of your e-mails.
It is very helpful.
I am on vacation as well this week, but have forwarded what you provided to the staff who are directly coordinating with
the property owners on the additional information and efforts requested by the Council.
Thank you again.
Greg Larson
Town Manager
"ME Kaschub" <mekaschub n comcast.net> 6/26/2008 7:02 PM
Dear Barbara:
Thanks for your answer - fi-om Italy no less!
To answer your query on the misinformation and/or mis-statements given at
the June 16th Council meeting, let me list three.
PARKING
Lyon presented their current and projected parking space numbers as 56 and
92 respectively saying they would achieve a 61% increase. Mike asked if
there were 56 spaces now, Ron Cole said yes with the inference being 37
would be added. On the assumption that 37 would be added in the future,
Council discussion proceeded.
REALITY: They are currently using 83 restriped and tandem spaces. Of the
additional 10 to be added and shown on their plan, 8 are tandem and would
extend too far into the drive unless they plan to demolish storage units and
a walk in that area (bldg. A)
Parking issues for both Bay Tree and Street parking are listed on the,
forwarded separately, email from Wil Houde, 315 Massol.
RENTAL VACANCY IN LOS GATOS
When asked if Los Gatos keeps rental vacancy rates, Bud Lortz answered no.
When asked to estimate the rate, he guessed 5%.
REALITY: Five percent would be approximately 230 empty apartments and is
not accurate and misleading, The Los Gatos vacancy rate is more like I -
2%.
For example, Palo Alto measures its vacancies by getting a report from PG&E
twice a year on all its apartments. If the electric meter is not
"spinning," the apartment is counted as "vacant." The last rate was 1,75%
in December. No condo conversions can be filed unless the rate is over 3%.
RENTAL RATES
The Maison Massol vacancy was given as 7 apartments by their apt. manager
and stating equivalent rents to Bay Tree. Maison Massol rents (I and
2-bedroom) range from S 1950-2500 per month,
file://C:\Dociunents and Settings\jpaulson. LOSGATOSCA\Local Setting sVFemp\XPgrpw... 06/30/2008
PageZot4 ~Y
REALITY: Maison Massol has very low turnover; one ttivo-bedroom unit will be
available in September. There is a waiting list for one-bedroom units. At
Bay Tree, rent ranges from $1500 - $2000/mo; Bay Tree corporate rentals
(refurbished apartments) are $2900/month.
In addition, for best practices in renter protection during condominium
conversions, Palo Alto condo conversions set the following standard.
.Renters 60 years or older are offered a life-time lease
.Renters with over 10 year rental history are offered a I0-year
lease.
.There are detailed covenants on these leases and tenant protections.
I give you this information because I believe it is important to make
decisions on the facts and not inferences. I trust this information will be
woven into future research and discussion at the next Council meeting in
August. I am not against the concept of condo conversion per se. However,
I want it to be neighborhood enhancing, done humanely and done within newly
developed condo conversion guidelines.
Respectively,
Mary Ellen Kaschub
Attachment: Email from Wil Houde forwarded as separate document
-----Original Message-----
From: Barbara Spector [mailto:bspector c@losgatosea.gov]
Sent: Wednesday, June 25, 2008 10:37 PM
To: 'ME Kaschub'
Cc: Greg Larson
Subject: RE; Process, Condo-conversion
Dear Mary Ellen,
Thank you for your email and, yes, I am on vacation but wanted to take some.
time to respond. Staff continues to work on the Bay Tree application and by
copy orthis email, I will share your concerns with the Town Manager.
As Mayor and therefore chair of the council meetings, I am required to
balance many interests with the objective of conducting the best meeting
possible. In so doing, I am mindful of the residents who wish to speak, of
the applicants, of the number of hearings on our agenda and of providing
time for council consideration. On June 16th the council had begun its
meeting at 5:30 p.m. and did not conclude its work until approximately 11:10
P.m.
You mentioned that the council had misinformation at the time of its
deliberations. I would urge you to submit any clarifications to me, the
other councilmembers and to town staff.
file://C:1D0cuments and Settingsljpaulson.LOSGATOSCA\Local Settings\Temp\XPgrpw... 06/30/2008
Page 3 of 4
Once again, thank you.
Sincerely,
Barbara
From: ME Kaschub (maiIto:mekaschub@comcast.net]
Sent: Wednesday, June 25, 2008 4;55 PM
To: bspector@losgatosca.Gov
Subject: Process, Condo-conversion
Barbara -
1 called your office last week for a time to meet and learned you were on
vacation - a well-deseiwed one I know. I trust it was great.
I'm resorting to email because at the moment I am disheartened and
disillusioned. The process on this condo-conversion was so anti- what I've
always felt Los Gatos stood for - careful study of projects and open
discussion of the issues with all the constituents involved before actual
hearings. In this case, how the Town operated and how quickly this Lyon
condo-conversion was pushed through was stunning to me and many others in
the room.
The process at the hearing itself was very disenfranchising to those of us
who had only two minutes to speak and then watch as the Council discussed
several issues with, particularly the Lyon representative, where
misinformation was both given and inferred and there was no way to rebut
facts being presented incorrectly.
think this town's rush-to-condo conversion of a $25-30 million project in
historic Almond Grove, and accommodation of Lyon on every exception, has
been short-sighted and for me as a town-involved citizen, truly
disillusioning. What most disturbs me is that the Town didn't hold this
project back long enough to give all the stakeholders due process and
develop intelligent condo-conversion guidelines before proceeding with
review and then approval,
As a former corporate communications executive, the current town procedures
for gaining input from citizens (letter and 2-3 minute comments) is a
one-way system while, in this case, the developer and his support team
dominated the information flow.
fileWC.-Mocuments and Settings!jpaulson.LOSGATOSCA\Local SettingslTetnp\XPgrpw... 06/30/2008
Yage 4 of 4
1 thank you for slowing down what seemed to be a move for unconditional
Council approval. You and Mike appeared to be the voices of reason. 1 hope
that "best practices" will be studied carefully for the open issues of
tenant protection and on-site parking, and perhaps reconsideration of the
vote taken on June 16.
Sincerely,
Mary Ellen Kaschub
320 Massol
399-0153
file:/IC:1Documents and Settingsljpaulson.LOSGATOSCA1Local Settings\Temp\XPgrpw... 06/30/2008
Page 1 of 1
Joel Paulson - Fwd: FW: 347 parking/Condo conversion (attachment)
~"tp~~7'm~e&~dw~.~.:I~iua`5~.--§!n3'-[^i.F`..:C~-1^ii<x~~'3°=-.Y'~~.'; N,~4~-ra .✓~f~-c`."~a~FSS~"~.i_`..`"=.c~.: r':'v.:.'t~e!'~-:~.;~~.~~x'r:~e4 aCa.S:.-Y-v.:~~. s.-C'--'...._ r.
From: Greg Larson
To: Bud Lortz
Date: 06126/2008 9:03 PM
Subject: Fwd: FW: 347 parking/Condo conversion (attachment)
"ME Kaschub" <mekaschub@comcast.net> 6/26/2008 7:04 PM
Below email is included as the attachment to Barbara Spector response from
ME Kaschub as noted
-----Original Message-----
From: Wilfrid Houde [mailto:wi11437@comeast.net]
Sent: Thursday, June 26, 2008 5:25 PM
To: ME Kaschub
Subject: 347 parking
ME,
Here are the points about parking.
1) They have tandem parking in two buildings. Bldg. B & Bldg G. The
proposed tandem parking in Bldg. A is very questionable since it would
invade into the fire lane if given the full 36 feet for two cars as
required.
This an unworkable situation if the two bedroom unit is in Bldg C or
Bldg E.. nobody will walk around the complex to park a car. As
indicated by the present tenants comments.
2)The tandem spaces are a total of 31 feet in length. 5 feet short of
the requirement of 18 feet per car_
3)lf the tandem spaces were the required 36 feet in length it is
questionable as to whether the fire lane would be wide enough.
4)The tenants we have talked to who are now living there indicate that
parking in the complex is inadequate as is.
They are forced to use the street.
5) Just in the last week three autos were marked for being longer than
72 hours on the street. In fact they were parked there for over 7 days.
6) Insufficient parking will leave a continuous contention between the
neighbors and the complex for the foreseeable future. The big question
is who will police the parking? The neighbors of course.
Cheers,
Wil
file://C:1Docurnents and Settingsljpaulson.LOSGATOSCAILocal SettingslTetnp\XPgrpw... 06/30/2008
Re: Yukes...I'm being forced to move out! 11. Page 1 of 1
Natalie Ladd <natalieladd@verizon.net> 6/27/2008 12:20 PM
Hi Mike,
Hope all is well with you and your family. Long time no see. I feel bad emalling you only when I'm in need of help, so my ema!ling in
advance. I need to bring something to your attention.
I live in the Bay Tree apartments that are requesting to convert to condo. I'm not low income and 1 can't afford a 600K condo as a single
mom. What do I do. I've lived in Los Gatos for 10 years and 8 years in the Bay Tree apartments. I've raised my kids here and can't
imagine living anywhere else. We don't want to move out of Almond drove.
I don't want to move to Blossom Hill or Town Terrace as it is not comparable to where we live. There are a few apartments off University
that is NOT as big as my place. I don't want to live in a house because I don't want all the stuff that goes to maintaining a house. I like
living here and I DO NOT WANT TO MOVEIII
I sold my house in San Jose to become a renter in Los Gatos so my kids can have a better education and life style then I did. Wow, what
a struggle it has been to afford to live here as a single mom. Wow, what great kids I have that is a result of Los Gatos. I'm no where
near tow income but have somehow managed to keep my family here.
Other then not wanting to move, there are so many issues I have against this conversion such as:
I. Parking: This is huge. I live way in the back and would hate to have to walk through the complex and down the street with my
brief case to get to my car. I would not be able to have visitors if there is no visitor parking. Our streets would become busy.
2. Vacancy: There is not a vacancy rate of 5% in Los Gatos and will gather the info to prove it. I would not want to live off Carlton
or Town Terrace (no offense).
J. Affordable Housing: The low income folks that do not live here already would be able to live here but I can't? I've lived here
for 8 years and I have to move. Not fair at all.
4. Senior Citizen: There are seniors that have lived here for 30 years. There are seniors that have lived here a couple of years but
want to be close to their families and have a higher standard and like living at Bay Tree as it is nicer then most places in Los
Gatos.
Relocation Allowance: I've heard that they are offering $500 which is ridiculous. That is the cost of the moving truck and gas.
Palo Alto has a Condominium Conversion Ordinance and Los Gatos doesn't. How can we consider such a conversion without an
ordinance in place? We will be mistreated in every way possible. I say this from my experience since Lyon Management
purchased Bay Tree.
6. Neighborhood Compatibility/360-degree Architecture: I live here and know what is going an and most of it is patch work.
It is not a 360 degree turn.
7. Ethics: Lyon Management started construction for 6+ months with NO permits in Los Gatos. When the LG permit dept found out
they put a halt on construction until they got the permits. That alone tells you their ethics and the do whatever they want and
when they want until they get caught. Some of my neighbors moved out and Lyon charged the previous tenant the carpet
cleaning fee out of their deposit and renovated the apartment one week after they moved out. Why would a huge corporation
charge carpet cleaning fee and then tear out the carpet. This Is only the icing on the cake. I could go on and on, on this subject.
8. School: If forced to move, our kids might have to change schools if we can not find housing in the Los Gatos School District.
Will we be given approval to stay in the school district if we move out of the district. This is unfair to our children.
There are more and more reason and am sorry for this long email. I just can't image having to move out of my home with a 30 days
notice. This is not part of my parenting plan. PLEASE DO NOT APPROVE THE CONVERSION!!!
Please give me a call if you want to call or email me. Thank you for taking the time to reading and understand the dilemma I'm in.
Warm regards,
Natalie
dome 399-0585
Cell 761-0030
file:/; CADocuments and Settingsljpatiison.LOSGATOSCA`,Local Settings`Xemp'1XPgrpw... 07/07,'2008
July 7, 2008
TO: Bud Lortz; Greg Larson; Joel Paulson; Barbara Spector; Mike Wasserman;
Diane McNutt; Joe Pirzynski
SUBJECT: Parking - 347 Massol Ave., Condo Conversion
Town Council Meeting, August 18, 2008
This letter is in response to the Town Council's request for interested parties to suggest
parking options left open at the June 16, 2008 meeting.
PARKING
This letter and exhibits will serve to (1) address the parking issues surrounding the
proposed conversion of Bay Tree (347 Massol Ave.) from apartments to condominiums
and (2) propose, in the alternative, a parking system ceding 20 spaces on Massol Ave. to
Bay Tree condominium residents with restrictions. Providing (2) does not in any way
change my position and the position of affected neighbors that the gifting-aver of public
streets to Bay Tree violates existing parking regulations as applied to condominiums
specifically and to "apartments" generally.
(D) Parking
The Town Code requires three parking spaces for condominiums which equals 168
spaces for the project. The complex currently has 56 spaces. The applicant proposed
to provide 36 additional parking spaces, including 20 tandem spaces which are not
permitted by Town Code (see Exhibit 5). The proposed total of 42 spaces will not
comply with the Town Code requirement. Planning Commission Staff Report,
Page 5, 347 Massol Avenue, April 23, 2008.
With the 20 violative tandem spaces in the Bay Tree proposal the unit to spaces ratio is
1:1.6. Without the 20-vinlative--tandcm spaces, the same ratio is reduced to 1:1.3. Both
ratios are way off the only Town parking guideline applicable to condominiums of 1:3.
Attached (Exhibit A) is a copy of Town Council Resolution No. 1973-72. The
Resolution is the final ruling on an earlier proposal to convert Bay Tree apartments to
condominiums: Paragraphs 3 and 4 address the parking issue: The logic is still
persuasive.
The developer in this instance has increased the old 1:1.08 only by restriping and
jamming in spaces to increase tor,1:1.6-or 1:1.3, both of which are not only absolutely low
for the density of Bay Tree and grossly low when compared to the 1:3 required by the
only parking ratio in the Town Code specifically applicable to condominiums.
What's a developer to do? 1 suggest the same resolution required by other towns and
cities in The Valley: it must redesign Bay Tree to reduce the number of units, "density,"
to a level that accommodates parking requirements of the Town Code.
William J Kaschub
From: William J Kaschub [wjkaschub@comcast.net]
Sent: Sunday, June 29, 2008 7:01 AM
To: Wil Houde (wil@houdefamily.com)
Subject: Condo Resident Parking Permits (CRPP'S)
Conditions of CRPP:
-require a condo and CRPP sticker
-no visitor passes for any CRPP
-no CRPP issued to any condo with tandem parking
-no condo unit gets more than one (1) CRPP
-same 2-hr. "daytime" parking restriction in CRPP zone
-immediate "nighttime" towing of any vehicle without condo and CRPP stickers
CRPP parking on Massoi bounded by:
-347 south driveway to Rt. 9 (as far as practical and safe)
-320 south driveway to Rt. 9 (as far as practical and safe)
Regular/ homeowner resident parking:
-extended from south driveways of 347 and 320 to the east and west corners of Bachman
-extended to Massol on both corners of Almendra
Estimated CRPP parking; twenty (20) spaces
7/5/2008
CP
67
KT QCI
~tAI~) i
RESOLUTION NO. 1973-72
RESOLUTION AI'PIRMING PLANNING COMMISSION
DENIAL OF APPROVAL OF A TENTATIVE MA1' -
SUBDIVISION APPLICATION M-73-8.
M.IEREAS, on May 2, 1973 the Planning Corprnission denied
approval -of-the terntative Map-For ebndam niwri-conversiun of
the flay Twe Apartments, 347 Massol Avenue, in Prou-ceding M-73-F1,
and the appeal of they applicant, Stonewood Properties Company,
1=rom tine decision was heard and considered .Tune 4, 1973, and
testimony received coricerning the matter and good cause
appearing therefor,
RESOLVED, the Town Council cf, the Town uE Lns Catns Finds:
1. Tile proposed map is inconsistent with the reneral P-1ari
or the Town of I.os Gatos in that tlic deai gii and -improvements
reveal a density -in excess oE' 12 dwelling units Pc'r acre.
2_ The proposed map :is inconsistent with t1w applicable
specific plans in that the density shown is in excess aC that
permitted in the R-M:5-12 zoning district..
..i Elie rf iacl "
3 ~-E ul~
r~uth~*r Ll~an`a.,m~~mLtYn a,fton(sxtezpArl~zrt-spneesue.
v
x i~utiel'e'e!-
F Thade•sgvr ~atidtypeE ~nin.raGmets. sire tip t_;5uxt115]"
~ntlw=limns; ~f of:~clr?veRDEjEi
rdu s tWM iAD gtJ Sf,~h~~~~r a3rr?~1~~~777~ tv ~ ff siuLt r~ ~i fr ~mlzr p. ~Yd.:
aEtm c s can 2 n s,s.: i~ mesrba nc y e h T{e , . 4iiclt It7i
• -fj a
5. The design and type of impravemcnts are ne:i_ther suitable
for the type and density of development nor consistent wi-th
applicable specific plans in that minim= build:ing separation
requirements are riot met in at least seven instances and the
drawings do not adequately show building re~lationsh:ips to pormi t
-1-
a determination of whether there are additional, slmi.lar, failures
to r_omply with precise plan standards.
fi. The design and Improvements are not suitable For the type
and cipjisity of the development in that they do not comply with
specific plan requ:i.rements concerning height and setbar.ks.
7. The design and :improvements are not suitable For the
type and density of the development in that they fail to show
sufficient provision for the storage of personal property associated
with owner-uccupied dwellings.
K_ C'ondomi.niLun conversion of the project would result in an
actual increase in population density and vehi-cLLlar use .
9. Condominium conversion of the protect would cause a
reduction in availahle rental and senior citizen housing in the
`Down OF I,as Gates.
10. The grou"ds specified in the Planning Commission aCt'i cin
dvny.-ing approval of the tentative map arc, :incurporated by reFercnec~.
FURTHER RFSOLVFD, the action oP the Planning Conuni:ssinn
is affirmed and approval or the proposed tentative map Is denied.
-2-
• 1
PASSED AND ADOPTED at a regular Meting ❑U
the Town Council of the Town of Los Gatos held on the 4th
day of June 1973, by the ful lcw -tng vote :
AYES : COUNCILMEN Charles E. DeFre 1 tas
-Egon-fensen
John B. Lochner
Mark B. DiDuca
NOES: COUNULMEN None-
ABSENT: COUNCILi FN Muth Cannon
SIGNED: MAYOR OF THE TOWN Or LOS CATOS
ATTEST:
CLERK 4- THE TOWN LOS ATOS
-3-
RECEIVED
JUL 1 4 2008
TOWN OF LOS GATOS
L~eai ilvlt :Clort~15iOI j
yloF
3 y7 M rit,sso-?
Ci--;, v-e~
Thank you for discussing with me the various "levels" available, in the event the Lyon
proposal is approved Town Council, to obtain a related Town Council vote that would
require owner occupancy of all units for a period of three (3) years from the initial sale of
each unit. A covenant would attach to each unit even if there are transfers of ownership
within the three-year period.
If in fact there is a demand backed-up for "empty-nesters" and "first-time buyers", this
provision would not be a burden. In absence of such a provision, all that would be
accomplished would be to substitute higher-priced rentals for current lower-priced rentals
as new owners buy-to-rent.
As .1 understood them, you gave three options to accomplish this limitation;
1. A required covenant in all Bay Tree deeds that would be mandatory in the first
sale and remain attached for three-years regardless of the number conveyances
within the three-year period.
2. A CC&R that would impose the same limitation.
3. A mandate to include the same limitation in the Bay Trie "owners' association
rules when created.
You indicated that the Town would not want to become an "administrator." If that
remains the Planning Department's position, the best way would be covenants that "run
with the land" or in this instance, with each condominium. Each sold unit would have the
three-year restriction in the deed and would make all potential buyers aware of the
restriction. There would be no administration required even if a unit is sold one or more
times during the three-year period.
In short, I would prefer Option 1, a three-year covenant that runs with each unit and
would be required in any sale of all units.
Notwithstanding my preference and, again, if the conversion is approved, I believe some
three-year restriction is in order and remain open to further discussions as to how that
restriction is posed to the Town Council.
MaJ. rs
schub
Cc:Greg Larson; Joel Paulson; Barbara Spector; Mike Wasserman; Diane McNutt; Joe
Pirzynski
NOTE: Please see check for additional emails with 3 related photos on Bay Tree parking,
July 23, 2008
To: Barbara Spector
Mike Wasserman
FR: Tim and Frenda Hogan
Bay Tree Apartments
347 Massol Ave, 4304,
Los Gatos
RE: Bay Tree Update
First, thank you for visiting our apartment at the Bay Tree. With the ball in Lyon's court to
present its plan For additional parking and the relocation of long-term tenants, I wanted to give
you an update.
Communications
Following the June 16th Town Council meeting, Lyon has not communicated with Bay Tree
tenants about the status of the planned conversion.
Parking Proposal
Last week a Lyon tepresentative and a contractor stood in the driveway outside our bedroom
windows, discussing how to create additional parking with the adjacent parkway planter area.
(Please see photo attachment # I of fire-lane, parkway planter and bedroom windows.) II Lyon
intends to extend the current parking structure to this area, it would dramatically restrict light and
air flow to our unit our bedroom widows are street-level and face the driveway/parkway, For
health and aesthetics, I would hope the Council nips such a plan straightaway.
Lyon's First Stab at Adding Parking Spaces (Affects units #404 and 9504)
Soon after Lyon purchased the Bay Tree property, it put conversion plans in motion. (Please see
attached letter to Town Council of 5127.) As units became vacant, Lyon remodeled using
inexpensive labor and flash-amenities. These units were then leased at a considerable rental
increase ($3,000 per month and upwards for a two bedroom unit.) As part of the package, tenants
of remodeled units were offered two parking spaces: one in a present covered carport, the other,
in the driveway some created by reclaiming land from back yard patios facing the driveway..
(Please see Photo # 2 of 2 ft. space between window and fence for unit # 404 and Photo #3 of
how parking space and fence have cut into patio of unit #504.)
1 am counting on council members not to rely entirely on city planning maps to evaluate Lyon's
additional parking proposals. An onsite visit by council members with maps will provide a much
clearer picture of what's been done to create additional space and how targeted areas would be
affected by Lyon's proposals. (Please see 3 attached photos.)
Relocation_ for Long-term Tenants
At the June 16'x' Town Council meeting, Lyon named various local properties as possible
relocation sites for long term tenants. Lyon also stated these properties were comparable to Bay
- Tree size, amenities and rents. But this is incorrect. In the case of Maison Massol, the
"comparable" rent mentioned was based on rental rates For the more expensive Bay Tree
renovated units or around $3,000; not the rental rate for Bay Tree long term tenants (around
$2,000 for two bedrooms). Future discussions of relocation must be an apples to apples
comparison and list complete details:
- location to city center
- rental rates
- amenities (patio, balcony, laundry, pool)
- suitability for families with children and elderly.
Thank you for your consideration. I hope these comments will be useful for evaluating Lyon's
proposals.
Sincerely,
Tim and Frenda Hogan
Bay Tree Apartments, #304
May 27, 2008
To: City of Los Gatos, Planning Commission
FR: Tirn Hogan
Bay Tree Apartments
347 Massol Ave, #304
Los Gatos, 95030
RE: Bav Tree Apartments Condo-Conversion
Our family of three has lived at the Bay Tree Apartments for more than five years. As a Resource
Specialist teacher with Moreland School District, working with elementary school children with
learning disabilities, our apartment works well for our current situation: reasonable rent (approx.
$2,000), nice neighborhood and nearby town-center location. I doubt there are similar rental
properties in Los Gatos with such a profile.
For the above reasons, we do not support Lyon group's request to convert apartments to condos.
And while these reasons certainly are personal, they also seem suitable for consideration by the
town planning representatives a sure way to help maintain the integrity of current neighborhood
and help to keep some semblance of diversity within Los Gatos.
In the five years we have lived at the Bay Tree, there have been three owners. When the Lyon
group took over, it was clew-, there was a new agenda: Get top-dollar rents and trim property-
related expenses. Tenants realized the following:
- units were renovated when vacant, then rented at considerable increase (usually for corporate
housing or locals while their house was remodeled)
- bathrooms were Plumbed for washer/dryer hook-ups even for those units that have not been
renovated. So, while we don't want a built-in washer/dryer, we endured a week's construction.
- all public area water faucets were capped and locked. On request one was reopened so tenants
can wash their cars.
- for vacated units, water utility bills were made part of tenant's responsibility
- all but two laundry rooms have been closed; rooms were made part of an adjacent unit
- basic cable service was transferred from property to tenant contract.
In April, I received a voice mail from a Lyon group representative who pitched benefits of a
conversion plan. He mentioned, since we were long-term tenants, we could receive favorable
consideration if interested in buying a unit.
Well, we are not interested; it's not part of our long term plan to remain in Los Gatos. However, a
Bay Tree condominium at most any price does not interest us. Like many residents, we consider
Lyon group's efforts to prepare the building. Far sale as cosmetic - like lipstick oil a pig. Consider
this-.
FLOORS
Our's is a downstairs unit with carpeted floors. Yet, the floor squeaks as you walk from room to
room. Upstairs is a renovated unit with new wooden floors. Even so, we can hear their footsteps -
and the floors still squeak, too,
PLUMBING
Plumbing seems to be strained. Recently, our unit and several others have had plugged and
backed up drains._And, when running the shower, the pipes sing.
FENCES
A walk through the property also will show individual yard fencing and building-siding have spot
termite and dry-rot damage. On more than one occasion, I reported termite droppings in our unit -
inside and outside. One time, a termite inspection service came, and based on what the set-vice rep
saw in and around our unit, lie advised tenting the building. Evidently, that was the end of that
discussion.
So, yes, we would like to continue to rent our old apartment with termites and singing pipes. If
things ever get extreme, we will call in. maintenance. However, in the event the committee
decides to green Iight the conversion, I would expect the approval process to include a series of
structural inspections. Left unchecked would pass on costly repairs to the condo home-owners'
association.
I hope my comments are useful for your discussions. If you would like to discuss any aspect of
this letter, I can be reached at (408) 399-5398.
Sincerely,
Tim Hogan
ti
To:
From:
Subj ect:
July 29, 2008
Los Gatos Town Council
Carla de Mos, Martha Me Gravy
Objection to Bay Tree Apartments Condo Conversion
Dear Los Gatos Town Council,
JUL. 3 0 2000
TOWN "FLOS GATOS
CLERK DEPARTMENT
Further to my letter sent to the council on July, 2008, we have carried out a more in-
depth assessment of rental availability in Los Gatos. Please see the attached table "Los
Gatos Apartment Availability Survey July 21-30, 2008". We contacted all the apartment
complexes listed in the Verizon Los Gatos phone book.
The rental availability in Los Gatos is very low. From the 1073 units only 9 were
available, corresponding to about 0.8%. In speaking with the various complex managers
regarding future availability the outlook is not expected to improve and many suggested
adding our names to their waiting list.
Not only is the availability at a minimum, the prices of the apartments are at a premium.
The reason is simple: high demand. With the economy as it is more people are opting to
rent until things settle. Also, as more homes are being foreclosed, more people need
rental housing.
At a time when more rental units are needed we urge you to reject Lyon's proposal to
convert the Bay Tree apartments into condominiums.
Thank you for your consideration,
Sincerely,
Carla de Mos
347 Massol Av. Apt. 207
Los Gatos
(408) 395-2506
Martha Mc Graw
347 Massol Av. Apt. 205
Los Gatos
(408) 395-3617
ATTACHMENT 3
m
a
0
N
0
CO)
r
N
7
L
0
B
a'
i+
E
Q
0
'R^
V
0
J
0
N
M
.O
C
~
n
'G
ul
'6
03
m O
R
R,
R
>
Cd
'0
^CI
>
0
O
p
C
0
O
'TJ
6.
4
3
3
M
W
-0
L
a~
O
-o
p
4J
U
N 0
a o
cC
3
Cd
3
O
z
z
E
C
F
F
a
cu
)
3
N
1~
o
7
0
T-
z
N
N ~
z
z
z
y
U
O
U
4
U
o
o
z°
g
o
W
s.
Qom]
0
z
"D
O
2
0
Z
of
0
z
rn
O
Z
C
O
cYC
c
U
z
U
s
G°
~ ki
,--i
Q1
U
oo
M
N
N
o
N
N
¢
Q
Q
°o
Q
~
rn
o
0-
Q
( a
•L
Q
N
M
N
r"
Vl
2
Z
O
oa
M
O
M
s
v
Z
y
C4
_
°O
N
Cl
~O
~
d
R
d
_
~ d
.L
LL
2
O
0
O
0
0
¢
Q
¢
n
ED
~
O
O
0
Q
.
R
O
L
0
co
0
DO
z
00
O
V1
D00
000
001
7-
M
n
Ln
s
N
v
M
0
'
0
0
O
to
~
o
vz
+
0
o
0
~
~
+
~
N
l~
]
Frs
c
1D
0
C
Ln
v1
01
N
p
N
,~y
G
i~
G'1
O
~
0
l~
0
N
d
d
am
"
N
O
D1
N
N
00
N
N
w
L
~
LL
co
O
vl
O
O
~n
N
i
O
O
n
N
O
C)
00
Yl
R
N
„
O
00
0
co
O
v'~
N
~p
a
-
ke)
O
n
vn
O
N
f/1
q
O
^
N
O
O
O
O
O
O
N
0
0
0
O1
Q
4, v'
~
N
OM1
~
M
i
~
~
~
N
~
M
~
00
C
N
d'
v
i
N
M
,
N
O
a}
~
3
~
9
n
~i
d
¢
Q
r
E
F
v
•
-W
0.4
•
tl
.
02
o
~
~i
O
'G
O
03
";Z
?
a
C
U
¢
a
o
o
3
N
c~
o
w
c
a1
W
a1
01
a1
00
kn
m
r
r-
Wn
Wn
o
r
o
c
00
00
d'
kp
d-
N
~n
N
N
M
O
d
M
X
_
I
O
03
Q.i
T
C
y
O
C6
ca
y
cq
O 0
C
O
'A
0
cd
.n
O
y
O
Z
5
F
F-`
X
o
6
Q
'
'
'
+
td
J
U
d
vi
~
MC7
CAE-
c~
CS
UC7
W P
7
O
a
a7
O
y
n
^y
, a~,
.
a
1
F
-
7