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Miscellaneous - 1972-1992July 29, 1992 Mr. Todd Spieker The Spieker Companies, Inc. 1032 Elwell Court, Suite 115 Palo Alto, CA 94303 RE: San Tomas Gardens Apartments 825 S. San Tomas Aquino Road Campbell, CA 95008 Dear Mr. Spieker: This letter, concerning the subject property, is written at the request of EuroPac who has been working with the City of Campbell to investigate the feasibility of transforming San Tomas Gardens from rental to owned housing. EuroPac has proposed that San Tomas Gardens be converted from an apartment building to a residential condominium. San Tomas Gardens is zoned R-2-S (Multiple Family Residential). In order for us to consider a condominium project the zoning would have to be changed to C-PD. The project would have to meet our C-PD Condominium- Planned Development District which falls under Chapter 21.07 of our Zoning Ordinance. The San Tomas Gardens currently falls under a federal HUD Program and as such represents a significant portion of Campbell's subsidized rental housing stock. Conversion of this current situation would not be consistent with the policies established in the Housing Element of Campbell's General Plan. H, however, you were able to remove the HUD regulations so that the project was a market rate property, without subsidy or involved with low income programs, the situation would be different. In that instance your application for conversion could be considered. The City of Campbell has not had any recent conversion request. We, however, do not have a prohibition against conversions. ....... L"'9' In,.UH:nnJII C-ì ,j()? 3> /n""'" , II' :. ., p . '10 : ~.... ....' u.s. Dep8rtme.,. ~. , .4U8Ing and Urban D8V8Iopm8nt San Francisco Regional Office, Region IX 450 Golden Gate Avenue San Francisco. California 94102-3448 RECEIVED AUG 3 1992 July 28,1992 Dennis B. Cunningham 7424 Jackson Drive, Suite 4 San Diego, CA 92119 Subject: Project Number: Project Name: 121-44088 San Tomas Apartments 800 S. San Tomas RD. Cambell, CA Dear Mr. Cunningham: We are forwarding to you a delivery order. This is in accordance with your Technical Discipline Contract (TDC). Please prepare an appraisal which is consistent with the Title VI Preservation Program appraisal guidelines. The fee authorized for this assignment is ~ --~i"~~ ~- plus travel expenses as outlined on page 3 of the bid proposal. We are enclosing the following documents for your use: 1. BUD form 92013 containing a description of property. Rent Schedule. Financial statements for the last three years. The latest physical inspection report. Appraisal guidelines. Owner's representative/contact. the 2. 3. 4. 5. 6. Thomas Azumbrado, Chief Architect, will contact you regarding the CNA inspection date. Your appraisal is due no later than September 30, 1992, and must be submitted to the Valuation Branch by that date. If you have any questions please contact me at (415) 556-1450. ~rylsi~erelY ~rs. - ---/;// C ~~~~ Antonio Hernandez, ~~ Chief - Valuation Branch ""- .- ~, ROBERT J. BRAUD EUROPAC 626 MARKET STREET, SUITE 3700 SAN FRANCISCO, CA 94106 415/546-0885 :> 415/960-3666 July 23, 1992 Mr. Tim Haley Associate Planner City of Campbell 70 North First Street Cam pbell, CA 95008 RE: San Tomas Gardens Dear Tim: As you know, Sloane Davis and I have been working diligently with the help of Ruth & Going to develop the hypothetical plan to convert San Tomas Gardens into a condominium. We have studied the City of Campbell Code section for a PD zoning and have met with you and both the Building and the Fire Department. The result of our study is attached (in draft form). We would appreciate it if you would review the report attached: 1. Opinion of Market Value of San Tomas Condominium Units Appendix A showing recently sold condominiums Appendix B showing condominiums for sale. 2. Political Survey which details the steps to conversion and the proposed zoning and physical actions which must be undertaken. 3. Conversion Cost Study which details the cost to convert San Tomas Gardens. .' Page 2 July 23, 1992 Tim Haley This report is still in a DRAFT form because we still have some unanswered questions which we hope you can answer: A. We assume that a conversion would entail a Negative EIR since the land use, traffic, occupancy etc. will not change. B. The PO code does not mention a seismic study. The ORE requires a report to be submitted by a licensed structural engineer that the structural integrity of the building was not harmed by the 1989 earthquake. Will the City of Campbell require more? C. Will Park Dedication Fees be required? We assumed that these fees are only for new construction. D. Are there any other fees or requirements other than building permits that will be required? As we have discussed, the HUD appraiser is allowing us to evaluate San Tomas Gardens as a conversion in order to value it, as required by the new legislation, at its highest value. If you agree, after reading our report, that San Tomas Gardens could be converted to a condominium if the owner followed our report, it would be helpful if you would write a letter to the owner telling him that a conversion is possible. As a guideline I have provided a sample letter for that purpose. The caveat is in the letter that such a conversion would only be considered if San Tomas was a market rate and not a HUD building. As we have discussed, there are no plans to remove San Tomas from the HUD program; this is merely an exercise for the appraisers. Thank you for your help throughout the study, Yours truly, ~Ð \- - Robert J. Braud Enclosures cc: P. Sloane Davis II' "" City of Campbell Planning Department 70 North First Street Campbell CA 95008 July 23, 1992 0 ~.ltJ:r Mr. Todd Spieker The Spieker Companies, Inc. 1032 Elwell Court, Suite lIS Palo Alto, CA 94303 RE: San Tomas Garden Apartments,.825 South San Tomas Aquino Road, Campbell, CA 95008 Dear Mr. Spieker: This letter, concerning the Subject Property, is written at the request of EuroPac who has been working with the City of Campbell to investigate the feasibility of transforming San Tomas Gardens from rental to owned housing. EuroPac has proposed that San Tomas Gardens be converted from an apartment building to a residential condominium. t, - W t-J..--l, ~"""\~ ~\..~ ~,~~".~ ~ San Tomas Gardens is zoned ~ in Ccuupbdl ;0) ÆWt{ f4fftil] H:.tlui1 zulli~. order for us to consider a condominium project the zoning would have to be changed to a Deve1opmclIl. The project would have to meet our C-PD Condominium-Planned Development District which falls under Chapter 21.07 of our Housing Code. Of course, currently San Tomas Gardens falls under a Federal HUD program. Under those circumstances it is unlikely that the City Council would favorably consider your request to change the zoning. If, however, you were able to remove the HUD Regulations so that the building was a market rate property, without subsidy or involved with low income programs, the situation would be different. In that instance your application could be accepted and considered. The City of Campbell has had no conversion requests in many years. We do not have a prohibition against conversions. The EuroPac report suggests that the conversion would produce entry level owned housing. That prospect would be welcomed by our City. Given the market rate assumptions, your application for conversion to a condominium project would be approved if the C-PD requirements were satisfied. :,.. ,. Page 2 July 23, 1992 Todd Spieker Both EuroPac and Ruth and Going Civil Engineers have met with various City Staff people to review Chapter 21.07. After reviewing the EuroPac report it appears that, if you follow the recommendations of that report, San Tomas Gardens can meet the provisions of our C-PD district. The report addresses the following areas of major concern: . Open Space Requirements . On-Site Parking . Fire Safety and Prevention . Title 24 Insulation +' Horizon Guidelines for Handicapped Access Units do not apply to Condominiums Thus, for the sake of your preliminary planning, it appears that if San Tomas Gardens was a market rate and not a subsidized building, it is reasonable to assume your application for a change in zoning would be approved and San Tomas could, with the proper entitlements from the California Department of Real Estate, be changed from rental to owned housing. Yours truly, Tim Haley Associate Planner cc: EuroPac Ruth & Going C: \Bobpers\ROJ AB \Campbell SAN TOMAS GARDENS - REPORTS 1..POLITICAL SURVEY Background and Zoning Zone Change Open Space and Parking Requirements ð~~ Entitlements Conversion Steps Pre-Conversion Time Other Requirements Fire Prevention Title 24 Miscellaneous Exhibits A. City of Campbell Planning Commission Application B. City of Campbell Condominium-Planned Development District C. Ruth & Going Report Exhibits: 1. Drawing Showing Existing Open Space. 2. Drawing showing Additional Area Needed for Parking and Open Space. 2. CONVERSION COST STUDY Pre Conversion Costs Exhibit A Common Area Upgrade Costs Exhibit B Unit Upgrade Costs Exhibit C Marketing and Follow-Up Costs SAN TOMAS GARDENS - POLITICAL SURVEY AND REOUIREMENTS Background and Zoning: The San Tomas Garden Apartments were constructed approximately 20 years ago in the City of Campbell, California at 825 South San Tomas Aquino Road. The property is in very good physical condition as are the grounds, parking lots and structures. The property consists of 100 townhouse style apartment units housed in 19 buildings (plus a recreation/office building) of wood frame construction with a textured plywood exterior and a pitched roof of wood shingle material. The resident property-manager, Myriam Alaniz, reports that the property is included in a HUD subsidized rental program. There is a five year waiting list for most of the units and she NEVER has rent loss. The unit breakdown is as follows, all units have 1&1/2 bathrooms: ~ ~o olUnits ~ 2 Bedroom 58 896 3 Bedroom 30 1,078 4 Bedroom 12 1,288 1 00 /' ~Z-7 The subject of this report is to investigate the feasibility and cost of c erting this rental building to a residential condominium. The property is zoned - which is Campbell's most dense residential zoning. The City of Campbell doesi'tOt have a ,,~ Conversion Ordinance. Thus, it will be necessary to re-zone the property to a Planned (:: -rÞ) Development (PD). This is the multi-family zoning (R-3) which will enable the conversion/transition from rental to owned housing to take place. In order to evaluate the political and economic feasibility of changing the zoning to PD a number of people were contacted at the City of Campbell: Tim Haley, Associate Planner Frank Cauthorn, Chief Building Official Dave Kapler, Deputy Fire Chief (Fire Inspector) David Fox, Chair of the Planning Commission Don Burr, Mayor Page 2 Political Survey Zone Change Based upon these meetings it appears unlikely that the conversion/transition could take place without the change in zoning. Thus, the balance of this report assumes that such re-zoning would need to be accomplished. A Planning Commission Application is attached as Exhibit A which would need to be completed and submitted as a first step. Proper documentation would need to be provided with the aid of an architect and a civil engineer in order to properly complete this form. Open Space and Parking Requirements There are certain portions of the PD Zone Code (Chapter 21.07, attached as Exhibit B and known as the Condominium - Planned Development Distric~ which cannot be met on the existing site. Since this document was written for new construction, many older, existing properties cannot meet these requirements. Even though Campbell has not had an application for a conversion/transition in recent history, there is reason to be confident that the City Leaders will approve this conversion with some variance from the Chapter 21.07 code. The Open Space - Residential (Section 21.07.060) calls for 500 square feet of open space for each unit (not including parking). At least 150 square feet of this 500 square feet must be in one location (in this case, 15,000 square feet). Since San Tomas Gardens has several smaller open space areas it is our understanding with the Planning Department that a variance will be acceptable for conformance to this Section. According to the Ruth & Going calculations the Project now has a total of 68,525 square feet of open space (see EXHIBIT 1 attached). However, since the granting of a variance is always political, the attached drawings (see EXHIBIT 2) show this 15,000 located on the adjacent property to be purchased for the purpose of this conversion. Example of Open Space Requirements and Provisions: Attached to Units @200 sq ftIunit x1 00 = (Required setbacks reduce actual patio size - note on Scheme 2) 20,000 sq ft required (j 6.525) sq ft provided (3,474)needed Common Use @150 sq ftIunit x 100 = 15,000 sq ft required 52.000 sq ft provided 37,000 sq ft excess Common Use in one place @150 sq ftIunit 15,000 sq ft needed Page 3 Political Survey The Parking requirement (Section 21.50.050) calls for 350 spaces on site. Currently the property has 151 spaces. The Ruth and Going report (attached as EXHIBIT C) will shed light on the parking situation. By purchasing some adjacent property from Mr. Joe Elek, the parking requirement can be met. However, since the conversion will not change the land use nor add extra drivers to the property, it is likely that the City will allow 300 spaces when they approve the PD. For the sake of this report, however, it is assumed that the project will supply the full 350 on-site parking spaces. This will mean that an additional 80,000 square feet of land will be acquired from Mr. Elek's adjacent parcel to provide the 199 additional required parking spaces at 400 square feet per space (see EXHIBIT 2 attached). Mr. Elek has agreed to sell this land for $25.00 per square foot. Thus the parking requirement and the open space requirement will total approximately 107,000 square feet for a total price of $2,675,000. This figure is included in the CONVERSION COST SURVEY section of this report. Additional Parking for 199 cars Landscaping Parking Area Common Use Open Space 80,000 sq ft 12,000 sq ft 15.000 sq ft 107,000 sq ft ENTITLEMENTS: Obtaining all the entitlements for a conversion requires meeting the State of California requirements under the Subdivision Map Act. Thus, where there is now one lot it will be necessary to create 101 lots. Each new owner will own one lot (even though it may be airspace) and the Corporation known as the Homeowner Association will own the 101st lot which will be the common area including the land, buildings and parking structures. In addition, since there is common ownership it will be necessary to have strict scrutiny by the California Department of Real Estate of the Association Documents such as the Budget, the C,C&Rs (Covenants, Conditions and Restrictions), the By-Laws and the Articles of Incorporation. The entire process of obtaining the Final Public Report (commonly known as the White Report) through the State of California usually takes six to nine months. An Estimated Time Report is included in the following pages. The costs associated with these approvals or entitlements are included in the Conversion Cost Study portion of this report. Page 4 Political Survey The steps required for this conversion from rental to owned Property will be as follows: 1. Approval of this Feasibility Study 2. Municipal Applications a. Re-zoning b. Plans Drawn for Building, Public Works and Fire Approvals c. Submission for Tentative Map Approval 3. Department of Real Estate Application - DRE - (State of California) for the Final Public Report ("White" Report). 4. Final Map Approval from City of Campbell 5. Conversion Physical Work to Units and Common Area 6. Marketing Units 7. Formation of Homeowner Association (Seat on the Board of Directors) 8 . Continued efforts to Guide the Association and Follow-Up work with Units and Common Area. Since the City of Campbell has not acted on a Conversion Application in recent history, the following time study is an educated estimate: ACTION TIME Distribute Preliminary Notice of Conversion 60 Days Municipal Applications 120 Days DRE Approvals (Since submission to the DRE requires expensive C,C&R documentation, this work will probably not be done concurrently with the Municipal Applications even though it could be done concurrently.) 180 Days Final Map TOTAL DAYS TOTAL YEARS 45 Days 405 Days 1 Year 2 Months Page 5 Political Survey OTHER REQUIREMENTS: In order to meet the balance of the requirements of the City of Campbell C-PD zoning the following areas were addressed by this Consultant and Ruth & Going (see EXHIBIT C): Fire Prevention: Draft Stops - already in place. * One hour Separation Walls - Apply additional Layer of 5/8 inch sheetrock. * Fire Sprinkle all buildings - This will eliminate need for Fire Lane Access of 150 feet and special exterior materials. Existing Fire hydrants are adequate. Fire Alarm System not required. Title 24: Attic Insulation is adequate to meet code. Additional Glazing not required. California Handicapped Access Horizon Guidelines do not apply to condominiums. Four foot wide sidewalks do not apply. Miscellaneous: Termite inspection not required but covered in the Unit Costs. Open Soace and Parking requirements were covered previously in this report * Cost of these items is covered in the Conversion Cost Study. APPLICATION SUBMITTAL POLICY All development proposals (except site approvals for one home) shall provide the following exhibits: 1. Architectural illustrations/renderings providing the following: A. Eye-level, oblique-angle view of the building/site. B. Illustrate immediately adjacent structures. C. Accurately depict relative scale/height of proposed building compared to surrounding buildings. 2. Expand the architectural elevations (2 dimensional drawings) to include side-to-side and front-to-rear property lines giving site cross-sections. 3. Incorporate roof equipment screening and elevator tower into exhibits. 4. Provide 15 copies of plan reductions sets, in 11"x17" format for distribution to City Council, Planning Commission, and Site & Architectural Review Committee with the Staff Report. Plan reduction sets must be folded in half (8-1/2 x 11 size for filinR;). 5. Planning Staff may require applicants to prepare models for major developments. Adopted by Planning Commission: 2-14-89 Adopted by City Council: 3-7-89 f: devexhibits/pg.8 [ ] [ ] APPLICANTS: f: INFORMATION TO BE SUBMITTED BY APPLICANT (A PLANNER WILL CHECK -OFF THE MATERIALS YOU WILL NEED TO SUBMIT.) Environmental Information Form (Blue sheets included in this packet.) Description of Request/Proposal. A detailed, typed statement (8-1/2 x 11" format) explaining the proposal, and all relevant information. [ ] Preliminary Title Report for the property which is the subject of the application. [ ] Copies of Site Plans. Elevations. and Floor Plans. Provide information on plans as required on the attached Check Sheet. PLEASE FOLD ALL PLAN SETS TO 8-1/2 X 11 FORMAT. [ ] [ ] [ ] See attached Fee Schedule. FilinR Fee: County Sanitation. District No.4 Acknow1edRement. Contribution Disclosure Form. [ ] [ ] Well Information Questionnaire. Application Submittal Policy: See the attach~d Policy regarding illustrations, exhibits, plan reduction sets, and models. ALL MATERIALS MUST BE FOLDED IN 8-1/2 X 11 FORMAT FOR SUBMITl'AL. Attention is especially called to the importance of beinR present at public hearinRs. The burden of presenting the matter to the Planning Commission is on the applicant, and failure to be present at a hearing may adversely affect the applicant's chances of obtaining the requested development. Application EIR-l CI . OF CAMPBELL, CALIFORNIA INITIAL STUDY ENVIRONMENTAL INFO~ÅTION FORM - TO BE COMPLETED BY APPLICANT Date Filed: GENERAL INFORMATION: 1. Name and address of developer or project sponsor: 2. Address of project: Assessor's Block and Lot Number Name, address, and telephone number of person to be contacted concerning this project: 3. 4. Indicate number of the perndt application for the project to which this form pertains: List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: 5. 6. 7. Existing zoning district: Proposed use of site (Project for which this form is filed): PROJECT DESCRIPTION (ATTACHED ADDITIONAL SHEETS IF NECESSARY) 8. 9. Site size. Square footage. 10. Number of floors of construction. 11. Amount of off-street parking provided. 12. Attach plans. 13. Proposed s~heduling. 14. Associated projects. 15. Anticipated incremental development. 1 of 3 paF:es B-96- 4/21/81 NOTICE TO APPLICANTS REGARDING EFFECT OF WASTEWATER TREATMENT CAPACITY ON LAND DEVELOPMENT APPROVALS PURSUANT TO DEVELOPMENT OF APN Please take notice that no vested right to a building permit shall accrue as the result of the granting of any land development approvals and applications. Pursuant to the adoption of Ordinance 9.045 by County Santitation District No.4 of Santa Clara County, the agency providing the above described parcel(s) with sewer service, if the District's Manager and Engineer makes a deter- mination that the issuance of a sewer connection permit to a building, or proposed building, on the above described property, will, in his opinion, cause the District to exceed its ability to treat adequately the wastewater that would result from the issuance of such connection permit, then said permit may not be issued, and, hence, no building permit may be issued by this agency. If the sewer connection permit is issued, it may contain substantive conditions designed to decrease the wastewater associated with any land use approval. ACKNOWLEDGEMENT By signing below, the applicant acknowledges, at the time of application, that he/she fully understands the above. Applicant's Signature Site Address of Proposed Development Distribution: Original to County Sanitation District No.4 100 E. Sunnyoaks Ave., Campbell, Copy to issuing City, Town or County Copy to Applicant CA . Campbell Planning Dept. File # CONTRI~UTION DISCLOSURE FORM CITÝ OF CAMPBELL PLANNING COMMISSION I. II. III. [ ] IF CONTRIBUTIONS TOTALING $250 HAVE NOT BEEN MADE, CHECK HERE, AND SIGN BELOW IN SECTION III. TO BE COMPLETED ONLY IF CONTRIBUTIONS TOTALING $250 OR MORE HAVE BEEN MADE. YOUR NAME: YOUR ADDRESS: TELEPHONE NO: APPLICATION /1 PROJECT ADDRESS: ZIP: LIST COMMISSION MEMBER(S) TO WHOM YOU AND/OR YOUR AGENT MADE CAMPAIGN CONTRIBUTIONS TOTALING $250 OR MORE, AND THE DATES OF THOSE CONTRIBUTIONS. NAME OF MEMBER: NAME OF CONTRIBUTOR (if other than yourself): DATE(S): AMOUNT(S): (1) NAME OF MEMBER: NAME OF CONTRIBUTOR (if other than yourself): DATE(S): AMOUNT(S): (2) NAME OF MEMBER: NAME OF CONTRIBUTOR (if other than yourself): DATE(S): AMOUNT(S): (3) (Signature of Applicant/Agent) (Date) CONTRIBUTION DISCLOSURE FORM (INFORMATION SHEET) PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA This form must be completed by applicants for, or persons who are the subject of, any proceeding involving a license, permit, or other entitlement for use pending before the Planning Commission. Important Notice I. II. III. Basic Provisions of Government Code Section '84308 If you are an applicant for, or the subject of, any proceedings involving a license, permit, or other entitlement for use, you are prohibited from making a campaign contribution of $250 or more to any commissioner, his or her alternate, or any candidate for such position. This prohibition begins on the date your application is filed or the proceeding is otherwise initiated, and the prohibition ends three months after a final decision is rendered by the Planning Commission. In addition, no commissioner, alternate, or candidate may solicit or accept a campaign contribution of $250 or more from you during this period. These prohibitions also apply to your agents, and, if you are a closely held corporation, to your majority shareholder as well. You must file the attached disclosure form and disclose whether you or your agent(s) have in the aggregate contributed $250 or more to any commissioner, his or her alternate, or any candidate for the position during the 12-month period proceding the filing of the applica- tion or the initiation of the proceeding. If you or your agent have made a contribution to any commissioner, alternate, or candidate during the 12 months preceding the decision on the application or proceeding, that commissioner must disqualify himself or herself from the decision. However, disqualification is not required if the commissioner, alternate, or candidate returns the campaign contri- bution within 30 days of learning about both the contribution and the proceedings. This form should be completed and filed with your application or with the first written document you file or submit after the proceeding commences. CONTRIBUTION DI'SCLOSURE FORM (INFORMATION SHEET) - 2. 1. A proceeding involving "a license. permit. or other entitlement for use" includes all business, professional, trade and land use licenses and permits, and all other entitlements for use, including all entitlements for land use; all contracts (other than competitively bid, labor or personal employment contracts) and all franchises. 2. Your "agent" is someone who represents y.ou in connection with a proceeding involving a license, permit or other entitlement for use. If an individual acting as an agent is also acting in his or her capacity as an employee or member of a law, architectural. engineering. consulting form or similar business entity. both the business entity and the individual are "agents". 3. To determine whether a campaign contribution of $250 or more has been made by you, campaign contribution of $250 or more has been made y you, campaign contributions made by you within the preceding 12 months must be aggregated with those made by your agent within the preceding 12 months or the period of the agency. whichever is shorter. Campaign contributions made to different commissioners! counci1members. their alternates. or candidates are not aggregated. This notice summarizes the major requirements of Government Code Section 84308 of the Political Reform Act and 2 Cal. Adm. Code Sections 18438-18438.8. For more information. contact Campbell City Attorney at (408) 866-2125, or the Fair Political Practices Commission. 428 J Street, Suite 800, Sacramento. CA 95814, (916) 322-5901. Prepared by: Legal Devision Fair Political Practices Commission 5!86 -Serlo Cbo ~ W:Jsr Disiñd Ó WELL INFORMÞ-ON QUESTIONNAIRE FC 808 (0325-85) TO BE FILLED OUT AT COUNTER AND MAILED BY CITY/COUNTY OFFICIAL Applicant's Name (Print) Telephone - ( Project Address City or Unincorporated Assessor's Parcel No. (APN, if known): Book Page Parcel (A) "there a weIHs) located on your project site? (B) Is the weIHs) active (in use)? (C) Is the inactive weiHs) capped. abandoned, not in use? (D) Will your proposed permit activity affect your well site? Commenu: DYes DYes DYes DYes D No D No D No D No , certify that the information given above is correct to the best of my knowledge. Signature of Applicant: Date: .. For further information please contact the Well Section, Santa Clara Valley Water District (408) 265.2600. extension 382. FOR OFFICIAL USE -nNIY INFORMATION RECEIVED BY: Name of City/County Representative: City/County Project File No.: Name of City/County Date: I I I CITY OF CAMPBEll 70 NORTH FIRST STREET CAMPBELL, CALIFORNIA 95008 (408) 866-2100 Department: Planning TO DEVELOPERS WHO PROPOSE TO DEVELOP LAND IN THE SAN TOMAS AREA (AS INDICATED ON THE ATTACHED MAP): Please be advised that the City Council has established a policy regarding development within the San Tomas Area. This policy results from recommendations received from the San Tomas Task Force Committee, and after reviewing information received from the Planning Commission, Parks & Recreation Commission, Civic Improvement Commission, and other interested citizens. The policy is directed toward preserving the rural character of the San Tomas Area. In general, rural character is intended to encompass such things as: 1. A low density residential area. 2. The encouragement of larger-than-minimum lot sizes. 3. The planting of trees, shrubs, greenery, and other landscaping materials shall be encouraged with new developments. 4. The preservation of existing trees and shrubs with consistent, continuous maintenance shall be required for new developments thru the site approval process. 5. Alternative street improvements may be considered appropriate in areas where pedestrian and vehicular safety can be maintained. 6. Examples of streets which may be classified within the term "rural atmosphere" are as follows: Emory ~"..., Ave., Old Orchard Rd., Lucot Way, Audrey Ave. easterly'; '" of Hack Ave., Vale Ave. ' l i., i ' . ì , ,i¡ ,,-::l::...'I...~~.'.....;~-.J~.~:E~~j~.'.1£. I" L.: , '...~llllt}lf f :~' ',,!' . """""",,' ~(::L4~.~.~fl:J=,;:,:.'. """"""~:""'~,."-' ",,' 1d Policy adopted by City Council at meeting of April 28, 1980 """"'--"-" , ,..,-- " '.. "" ¡..,' "I,-" .,' ,-... '- J .,,;,' " '~ ¿:',~:":~" CITY OF CAMPBELL PLANNING DEPARTMENT 70 N FIRST ST CAMPBELL CA 95008 (408) 866-2140 C-PD CHAPTER 21.07 CONDOMINIUM-PLANNED DEVELOPMENT DISTRICT EXHIBIT B Sections: 21.07.010 21. 07 . 020 21.07.030 21. 07.040 21.07.050 21.07.060 21.07.070 Purpose. Defini tions. Restriction. Reference. Standards for conversion. Open Space - residential. Notification for conversion. 21.07.010 Purpose. This Zoning District is established to provide for the construction of new residential, industrial, and commercial condominiums. This district provides for the conversion of existing multiple family rental housing units to condominiums, community apartments, stock cooperatives, and any other subdivision which is a conversion of existing rental housing. This district also provides for the conversion of existing industrial and commercial buildings to industrial and commercial condominiums. 21. 07 . 020 Definitions. A. "Apartment" shall be defined in the State Uniform Building Code, 1982 Edition. C. "Community Apartment Project" means an undivided interest in land coupled with the right to exclusive occupancy of the apartment located thereon. "Community Hous~9 Project" includes any of the following: a condominium development, a ~ommunity apartment project, a stock cooperative, or membership association. B. D. "Conversion" means a proposed change in the ownership of a parcel of land, together with the existing attached structures, to a community housing project, regardless of the present or prior use of such land and structures and of whether substantial improvements have been made to such str~ctures. I -1- E. "Condominium" means an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in a residential building. A condominium may include in addition, a separate interest in other portions of such real property. Such estate may, with respect to the duration of its enjoyment, be eithèr (1) an estate of inheritance or perpetual estate, (2) an estate for life, or (3) an estate for years, such as a leasehold or sub-leasehold. F. "Stock Cooperative" means a corporation which is formed or availed of primarily for the purpose of holding a title to, either in fee simple or for a term of years, improved real property. All, or substantially all, of the shareholders of such corporation must receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation, which right of occupancy is transf~rrable only concurrently with the transfer of the share(s) of stock in the corporation held by the persons having such right of occupancy. G. "Limited Equity Housing cooperative" is as defined in Section 33007.5 of the State of California Health and Safety Code. 21.07.030 Restriction. -', The C-PD Zoning District is the only zoning district in which the construction of new condominiums or the conversion of existing residential, industrial, or commercial buildings to condominiums is allowed. ," . , , 21.07.040 Reference. Reference is made to Chapter 21.06 PD (Planned Development) Zoning District which is incorporated as part of this Chapter as if it were set forth in full. A project in the C-PD Zoning District is subject to the procedures set forth in Chapter 21.06 - PD (Planned Development) zoning District. 21. 07.050 Standards for Conversion. Any conversion proposed pursuant to this Chapter shall conform to all applicable codes for the construction of a new condominium units. Documentation and inspection satisfactory to the Building Official, Fire Chief, Public Works Director, and Planning Director shall be provided by the applicant/developer, which shall detail the condition of the property. Such information shall include detai¡s pertaining to the condition of the foundation, electrical, plumbing, utilities, walls, ceilings, windows, recreational facilities, mechanical equipment, parking facilities, appliances, fire protection devices, and landscaping. -2- Any proposal for conversion made pursuant to this Chapter shall also ,include a utility plan indicating how utility metering will be accomplished; and a sound transmission plan indicating how the structure will be brought up to applicable sound transmission standards. 21.07.060 Open Space - Residential. For each residential condominium, community apartment, or stock cooperative unit, an area of not less than 500 sq.ft. shall be provided for open space/recreation purposes~ Such area shall be in addition to the required open space between buildings and any street property line. It shall be specifically designed for open space/recreational use, whether active or passive, and shall not be occupied by driveways, parking spaces, or walkways betwen buildings. Of the 500 sq.ft. of open space/recreation area, at least 300 sq.ft. shall be provided for common use of each dwelling unit, 50 percent of which shall be located in one area of the site. This requirement shall apply to new condominiums as well as to the conversion of existing multiple family rental units. 21.07.070 Notification for conversion. The applicant for a proposed conversion project shall provide the Planning Director with a current list of the names and addresses of each person residing in an existing structure proposed for conversion in order that they shall be notified. The applicant/owner of a proposed conversion shall comply with all applicable requirements of the State of California as they pertain to the notification of tenants of a proposed conversion. -3- 21. 50.050 ParkinR Schedule. Following is the parking schedule for the City of Campbell: USE Single Family Duplex Townhomes/Condominiums One-bedroom units* Two or more bedroom units* Multiple Familv One bedroom unit Two or more bedroom units Medical, Dental, Clinics General Offices (other than Medical) Retail stores, shopping centers speculative commercial bldgs. Eating/drinking establishments excepting drive-in Drive-in restaurants *Ordinance 1746, April 18, 1989 PARKING SCHEDULE PARKING SPACE REQUIREMENT 2 spaces/unit, one of which must be covered. 2 spaces/unit, one of which must be covered. 3 spaces/unit, one of which must be covered. 3.5 spaces per unit, one of which must be covered. 1-1/2 spaces/unit, one of which must be covered. 2 spaces/unit, one of which must be covered. In addition to parking required above, a designated guest parking space shall be'. provided for each 5 units or fraction thereof. 6 spaces/docto~. 1 space/each 225 sq.ft. of gross floor area. 1 space/each 200 sq.ft. of gross floor area. 1 space/each 3 seats 1 space/employee + 1 space/each 40 sq.ft. -5- Industrial building. manufacturing. warehousing. service enterprises other thån automobile. Research & Development Service Stations Hotel or motel Boarding. rooming. fraternity. etc. Auto and trailer sales and rental agencies Hospital Rest homes. sanitarium. convalescent hospital Churches and places of public assembly Bowling Alley Bank Community center. library. post office Private clubs Auto service garages Senior citizen housing Large Family Day Care Home 21.50.060 1 space/each 400 sq.ft. of gross floor area. 1 space/each 250 sq.ft. of gross floor area. 1 space for each 2 pumps, and 1 spa~e for 'each service bay. 1 space/unit, + 1 space/each employee, + additional space required for restauran~s or bars open to the publi~~ 1 space/each bed and 1 space/ employee living off the premises. In addition to space provided for merchandise display. there shall be 1 space/employee + additional space required for any repair garage. }-1/4 space/each bed. 1 space/2 beds. 1 space/each 4 seats, + 1 space each 40 sq.ft. of seating area, if seats not fixed, in the auditorium. 7 spaces/lane. 1 space/each 200 sq.ft. of gross floor area. } space/each 200 sq.ft. of gross floor area. 1 space/each 200 sq.ft. of floor area. 1 space/350 sq.ft. of gross floor area in addition to interior parking space. 1 space/3 units. In addition to the spaces required for the residential use, a minimum of 3 additional spaces shall be required, including 2 loading parking spaces and 1 space/employee. Parking Design Table. Following is the Parking Design Table for the City of Campbell: -6- En "k ~ rc. c...; . Architeclural and Planning Study To Determine Cost Impact of Converting 100 Units of Apartments at San Tomas Gardens, Campbell into Condominiums A. DescriptiQ!1 The complex consist$ of 100 units made up of: 58 . 2 bedroom apartments 30 - 3 bedroom apartments 12 - 4 bedroom apartments The buildings are two-story wood frame structures supporled on a foundation and slab- on-grade at the ground level, the roofs are pitched. Some buildings gabled and the rest hipped. The exterior walls are painted plywood with painted wood trim at the windows and a painted wood be1Jy band and fascja. Window frames are natural anodized aluminum. AU apartments are self contained, two-story units with existing smoke detectors. Cursory visual observation indicates that the complex is in good condition and has been regularly maintained. Only one unit was available for visual observation and no testing of materials or removal of any finishes was possible. . B. Summary O(1mjsdictionallkmlirements During meetings held with City of Campbell officials, the following requirements were identified, should the 100 units of apartments be converted to private condominiums. ~ ~ /. Draft Stops arc required between allunits. This work has already been done. I-hour rue-rated walls will be required for all walls and floors separating dwelling units in the same building.. UBC See 1202(b). Attics will require insutation to comply with Title 24. Glazing wIll not be required to conform. 4:> Title 24 California Handicapped Access - use Horll.on Ouide1ines for number of Handicapped Accessible units required. ¿ All sidewalks adjacent to handicap units will be 4'-0" wide. Ý. A termite inspection will not be required by the City. y . 7. City open area and parking requirements for new residential condominium dovelopment must be complied With. " 8. Occupancy will change from R-l to R~3, Fire Lane It Access" must be provided within lSO'..()u of any portion of any exterior wall of any building UFC lO.207-B, unless buildings are sprinklered ~ AU buildings will be required to be spIinklered. loop syStem must be provided. ~. Fire hydrants will be required every 300'-0". /. Fire Alarm systems will not be required for each building. c. 3. 4. 5. 6. Probab1e Cost of Items Identified I&.2 a) Apply one layer 5/S" type IIX. gypsum board to either side of the common walls between the units. 44,541 sq It @ 1. 13c1sq ft == $50.330 b) 2 coats smooth finish. 44,541 sq ft @ .42c/sq ft $18,700 c) New base 2,122 1in ft @ 1.62/lin ft = $3,450 This appears to have been done. State accessibility requirements do not at this time apply to condominiums. ADA requirements ~ apply, but it is unclear at this time what the extent may be. See 4. above, A tcnnite inspection is not required by the City t but would almost certainty be requested by the lender; we would c~timate inspec~on fees including report at $1,800. 7. a) Open Space Requirements 1) 200 sq ftlunit X 100 = 20,000 sq it required (attached to unit) ~ sq ft provided 3,475 sq ft addt'l requited 2) 150 sq ftlunit x 100 - 15,000 sq ft required . (Open space for common use) 52,QQQ sq ft provided 37,000 sq ft more than required 3) 150 sq ftIunit x 100 I:: 15,000 sq ft required (common use in one area) b) Suggested Uses Might Be: 1) Swimming Pool 20'-0" x 40'-0" I:: 800 sq ft x $47.50 =$38,000 Sun Deck (40'-011 x 70'..{)1I) . 800 .. 2,000 sq ft x $3.75 =$7,500 Filtration and Deck Equipment $38,000 x 20% .. $7,600 Pool House 10'-0" x 15'-0" = ISO sq ft x $75 III: $11,2$0 Fence 220 lin ft x $40 I:: $8,800 2) Tennis Coon 60' x 120' I:: 7,200 sq it. x $1.25 + 5,725 $44,725 3) Landscaping Paving & Benches SJOOO sq ft x $4.00 = $20,000 c) Parking Requirements: 1) 2 or more bedroom units - 3.5 spaces/unit, 1 covered 3.5/unit x 100 Ie: 350 spaces required 100 covered. spaces required 100 covered spaces provided 250 uncovered spaces required 51 uncovered spaces provided 199 addt'l spaces required Allow 400 sq ftlcar for parking and driveway 400 ~ 200 80,000 sq ft Anow $4 sq ft including preparation, grading, base, paving drainage and curbs 30,000 sq ft x $4 == $320,000 .' 15 % landscaping required at parking area 80,000 sq ft X 15% = 12,000 sq ft 12,000 sq ft x $3 = $36,000 Light Hazard Connection to each building $750 $750 x 19 == $14,250 f 'vçfl F.\ð- 0 8. No Effect on Cost 9 & 10 Buildings will require to be sprlnklered Assumes existing water seIVice to existing flI'e hydrants is adequate. Fire Sprinklers 58 x 850 sq ft = 49,300 sq ft x $2,50 = 30 x 1,054 sq fL = 31.620 sq ft x $2.50 = 12 x 1,100 sq ft := 13,200 sq ft x $2.50 = $123,250 879,050 $33.000 $235,300 .. 11. New wall at adjacent acquired space. -:p I 6'-0" high, 1,400 ft long P,C. concrete or drilled caissons ~:) r 0021sr -Þ tJ f) SAN TOMAS GARDENS - CONVERSION COST STUDY Based upon experience of the Consultant and the research done for this report the following costs are estimated to be associated with the Conversion of San Tomas Gardens: BUDGET: Pre-Conversion Costs (Exhibit A) Common Area Upgrades (Exhibit B) Unit Upgrades (Exhibit C) Marketing and Follow-up @ $5000 per unit Budget $349,000 $4,382,619 $1,793,528 J500.000 $7,025,147 Cost per Unit $70,250 EUROP AC CAPITAL CuRPORATION 525 MARKET STREET, SUITE 3700 SAN FRANCISCO. CALIFORNIA 94105 TEL. (415) 546-0885 FAX (415) 495 -4837 t'-!{~I=<KET SUI=<VE:V Approximately fifty condominium units sold over the past year were studied with statistics and information on 32 of those units presented in appendix A. Approximately 15 condominium units currently for sale were toured and analyzed on four different days to complete the market field work portion of this Preliminary Feasibility Study. Eleven of the Condominium units studied are presented in this report in the narrative that follows as well as appendix 8. Those units deemed most relevant to the subject property were included. The area covered included primarily the City of Campbell, However units in Santa Clara, San Jose, Cupertino, Sunnyvale and Mountain View were considered. The purpose of the market study was to determine, within a narrow range, the likely sale price for units similar to the expected final product that would be created by conversion of the San Tomas Gardens Apartments to Condominiums. This market data has been used to extrapolate the estimated prices for the converted condominium units for the time period that they are likely to be sold,( 1994-1995). Photographs are presented where possibl€~ to (;Jive ttH? rf:~ader a ,"'flavor", for what is available that may be competition. Conclusions concerning pI" ices are presented bel C)\o'J. It is the desi re of the developer in the case of this proposed conversion to appeal to the first home buyer at entry level prices while providing amenities that are usually found in much higher priced condominiums. Among those amenities not usually found at the prices presented below are a swimming pool, tennis facilities, one car garages for each unit, central air conditioning, washer/dryer hookups in each unit and built in microwave ovens. A number of factors were taken into account in arriving at the estimated prices for converted units as presented below. The data analyzed included: 1. An analysis of sales prices as a function of amenities offered. 2. Sales price per sq. ft. '..,°. An analysis o-f "da"y's on the mat-ket" (for sale) function of sales price. 4. Sales price as it relates to location. as a Based upon the data studied and including approximately three percent per year for inflation, sales prices for converted apartments at San Tomas gardens should be: A. 2 bed/1 1/2 bath 5165,000.00 B. 3 bed/1 1/2 bath $178,000.00 C. 4 bed/1 1/2 bath $189,000.00 TOUR NO. 1 133 Dot Ave. Campbell, Ca.--FOR SALE-- 2 BED/2 1/2 BATH., 1,344 SQ. FT. HOA DUES $115.00 MO. Listing Price $209,950 PRICE PER SQ. FT. $156 YEAR BUILT 1983 This unit was originally listed at $222,800. Although the unit, as can be seen in the pictures that follow, shows rather poorly from the street, I would consider it tough competition. This unit has two master suites with a half bath downstairs. There are two decks with a spiral staircase between the two decks. The unit has a tile entry with a full tile kitchen and a full tile bath. The fireplace is a full wall of rock work which seems exceptional for a unit this size. Although this unit was built in 1983, some features such as the mansard roof and the recessed lighting in both the kitchen and the bathrooms, date the unit. The kitchen has a built in microwave. One disadvantage of the unit is that the only eating area, gives one the feeling of eating being in the kitchen. The unit has an attached double garage with the washer and dryer in the garage. All of the units in the complex have garden windows which are built into the wall. TOUR NO.2 1163 Capri Ave. Campbell, Ca.--FOR SALE-- 3 BED 2/ 1/2 BATH., 1289 SQ. FT. HOA DUES $ 120.00 MO. LISTING PRICE $204,950 PRICE PER SQ. FT. $159 YEAR BUILT 1980 This complex gives the impression of being built very dense and therefore lacks a certain amount of curb appeal. In order to get to the front door of the units in this complex it is necessary to go up one flight of stairs to the front door. This arrangement makes the entry seem hard to find and clumsy. The kitchen has a pass through above the sink as can be Seen in the photographs. The living room has a wet bar. The unit has direct access to a large two car garage. There is a deck and the unit is on three levels. Two disadvantages are that the bedrooms are small with numerous stairs and the unit has electric baseboard heat. There is a fireplace, washer/dryer in the garage and the refrigerator is included in the price. TOUR NO.3 1169 Capri Ave.. Campbell, Ca.--FOR SALE-- 3 BED! 2 1/2 BATH 1289 SQ. FT. HOA DUES $120.00 MO. LISTING PRICE $214,750 PRICE PER SQ. FT. $159 YEAR BUILT 1980 As with the unit in Tour No.2, in the same complex, there is the impression of very dense units and therefore the lack of a certain amount of curb appeal. The bedrooms seem small and there is a very small deck on the back, upstairs. On the other side of the building there is a double garage that enters into the unit. The washer/dryer is located in the garage. As can be seen in the photographs, the kitchen looks dated, with very plain cabinet work and formica counter top. There is a handy pass through to the living area which gives the kitchen an open feeling. The unit has a fireplace, but does not feature a microwave. There is a pool and the unit has a view of the pool as can be seen in the photographs. This unit would be definite competition with the attached garage and spacious appearing layout. TOUR NO.4 530 Sunnyoaks Ave. Campbell Ca.--FOR SALE-- 2 BED/ 2 1/2 BATH., 1475 SQ. FT. HOA DUES $125.00 MO. LISTING PRICE $215,000 PRICE PER SQ. FT. 146 YEAR BUILT 1983 This complex gives an excellent presentation from the street. The unit seems large and is two story with a loft. Although the loft may have been added after the complex was built, we believe the unit was constructed originally the way it presently shows. The loft is reached by a spiral staircase such that the actual usable space in the loft is limited. Since the loft is open to both the first and second floor, its practical usefulness is limited. This unit has several good features that include a small backyard, a second fireplace in the master bedroom (shown in the photographs that follow), a single car garage with access to the unit and a walk in pantry. The complex does not offer a pool or spa. The kitchen has a full tile countertop with a built in microwave. Although the linoleum in the kitchen and the appliances are in good shape, the entire presentation appears dated. The bathrooms do not feature tile or shower doors and also appear dated. With some minor renovation, this unit would show well and could be tough competition. TOUR NO.5 322 W. Sunnyoaks ave. Campbell Ca.--FOR SALE-- 2 BED/1 1/2 bath., 1197 SQ. ft. HOA DUES $135.00 MO. LISTING PRICE $199,500 PRICE PER SQ. FT. $167 YEAR BUILT 1988 This complex has excellent curb appeal from the front of the unit as well as the street. The buildings are painted a light blue with a shake roof. The unit has a very nice tile fireplace in the living room. The kitchen is well appointed with tile counter tops and a breakfast bar. The unit is for sale with a microwave which is located in the upper half of the range. The price of this unit also includes the refrigerator and washer/dryer. the complex appears modern both inside and out. Each unit has a single car garage that is not attached to the units and an assigned covered carport. The back of the complex is bordered with a water storage pond which provides a buffer to other homes. There is a large storage area under the stairs with a stacked washer/dryer unit. The stairs have a very nice oak railing. The unit has forced air heating which does not include air conditioning. The unit has two bedrooms upstairs but no master bath. The complex has a pool and a spa. TOUR NO.6 236 Rincon Ave. unit A Campbell, Ca.--FOR SALE-- 2 BED/ 2 1/2 BATH., 1450 SQ. Ft. HOA DUES $120.00 MO. LISTING PRICE $219,000 PRICE PER SQ. FT. YEAR BUILT 1980 This townhouse end unit shows exceptionally well both from the street and the interior. The grounds are very well cared for with mature landscaping. The master bedroom suite has a fireplace with vaulted ceilings and a retreat area. The unit is in top condition with full tile in the kitchen and a microwave oven on top of the range. The complex does not offer a pool or spa. The unit has a number of extras including a gas fireplace starter in both fireplaces, alarm system and ceramic tile floors. The washer/dryer and refrigerator are included in the price of the unit. The unit does not have air conditioning. As with many of the condominiums that were toured, this unit has an attached two car garage. TOUR NO.7 47 Dot Ave. Unit B Campbell Ca.--FOR SALE- 2 BED! 2 BATH., 1450 SQ. FT. HOA DUES $110.00 MO. LISTING PRICE $189,900 PRICE PER SQ. FT. $131 YEAR BUILT 1983 Both the grounds and this unit show very well. The complex offers underground parking for two cars per unit and although the garage is not secure, it is very convenient. The unit has a ceramic tile entry and a full tile kitchen counter. Further, the unit is an end unit and has forced air heating with central air conditioning (a rare amenity at this price). In order to enter the unit it is necessary to walk up one flight of stairs since the garage is on the ground level. Each staircase services two units thereby adding to the noise level and giving the feeling of apartment living. The living room has a full wall rock fireplace. The complex does not have a pool or spa. The bathrooms have been upgraded since the unit was built with new toilets and shower doors. All together this unit would be tough competition. TOUR NO.8 515 W. Rincon Ave. Campbell Ca.--FOR SALE-~ 3 BED/2 1/2 BATH., 1302 SQ. FT. HOA DUES $50.00 MO. LISTING PRICE $205,000 PRICE PER SQ. FT. $157 YEAR BUILT 1979 The first impression of the complex is one on openness and the feeling of entering a home as opposed to an apartment. There is a one car garage for each unit and although detached the garage is very close to the front door. The kitchen is somewhat dated with the original linoleum, cabinets and recessed fluorescent lightning, however, the range was in excellent condition with a built in microwave. The living room had a full corner rock wall fireplace. The bathrooms were very standard and have not been upgraded since the complex was built. Although the cabinet work had not been redone in the bathrooms, the tile work was flush with the ceiling and in excellent condition. This complex is directly across the street from the John D. Morgan Park in Campbell, a old very mature park. This unit would be tough competition due to the size of the unit if only very minor cosmetic work was completed. TOUR NO.9 677 Blackford Ct. Campbell Ca.--FOR SALE-- 2 BED/2 BATH., 926 SQ. FT. HOA DUES $125.00 LISTING PRICE $175,000 PRICE PER SQ. FT. $189 YEAR BUILT 1985 The complex is quite small with each unit featuring an attached one car garage. The complex has a shake roof and a general look of quality with the grounds well kept. The complex does not feature a pool or spa. Although this unit is a downstairs unit, the upstairs units have vaulted ceilings. A vaulted ceiling in the relatively small bedrooms would give a feeling of openness. The living room has a fireplace with ceramic tile facing. The unit is a bi-Ievel which gives the feeling that the bedrooms are situated away from the living area. The kitchen is small with a breakfast bar and full tile. The unit does not have a built in microwave. The cabinets look very plain although they seem to be in good condition. The light fixture is a dropped fixture with wood to match the cabinets and looks old fashioned. There is a gas wall furnace that also gives the unit an old fashioned look. The unit does not have air conditioning. The bathrooms have imitation marble and no shower door in the main bathroom. Both the kitchen and the bathrooms have linoleum floors. A very nice feature is full mirrors on a double closet in the hall leading to the master bedroom. The master bedroom has a double closet in a small dressing area and another large closet in the master bedroom. There is a small enclosed patio that you have to go through to enter the unit. Although the unit has some disadvantages, this would be definite competition for the proposed conversion. TOUR NO. 10 365 Boynton Ave. Campbell, Ca.--FOR SALE-- 2 BED/2 BATH., 900 SQ. FT. HOA DUES $74.00 LISTING PRICE $174,950 PRICE PER SQ. FT. $194 YEAR BUILT 1987 As you enter this unit there is a hardwood floor in the separate dining area with a small patio off that room. The entry way has a tile floor up to new hardwood which continues throughout the unit except the bedrooms which have wall to wall carpet. There is a small backyard off the living room with a redwood deck. There is forced air heat, but no air conditioning. The kitchen has complete ceramic tile counter including a breakfast bar and built in microwave. The living room has a fireplace with ceramic tile facing. The master bath has a tile shower which reaches up to the top of the glass shower doors. The sink is imitation marble with a linoleum floor and the master bath is rather small. This unit is probably the best use I have seen yet of 900 sq. ft.. This complex would be definite competition for the proposed conversion. Since this complex has no garages, that is one of the few negatives. TOUR NO. 11 1906 Magdalena Ct. Unit 55 Santa Clara Ca.--FOR SALE-- 2 BED/1 1/2 BATH., 950 SQ. FT. HOA DUES $112 LISTING PRICE $169,950 PRICE PER SQ. FT. $179 YEAR BUILT 1987 The name of this complex is Miramar Plaza. The complex has excellent curb appeal with a security gate and well planned directory with security phone system at the gate. When we visited the complex there were seven units for sale. The unit we toured overlooks the poll which is very large. The grounds are very well kept, giving the complex excellent curb appeal. The unit has forced air heat with central air conditioning. The unit is a top unit making it two floors up from the street and there is no elevator. The unit has vaulted ceilings and a ceramic tile entry. There is a fireplace in the living room. The unit has a full tile counter in the kitchen. There is a linoleum floor and the unit does not have a built in microwave. The kitchen appears quite large. The master bath has a separate room for the toilet. The bathroom has a tile step in tub and no shower door. This unit shows very well. With the amenities offered, even though the complex does not offer garages, this complex would be tough competition for the proposed conversion.