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85-009 Terry Brown (Monta Vista Properties) purchase of Water Utility property at Pasadena & Granada Ave's10300 Torre Avenue Cupertino, California 95014 4081252-4505 SUMMARY AGENDA ITEM NUMBER a:_�_ AGENDA DATE __Agri1_15=_1985__ SUBJECT AND ISSUE: Application 13-U-85 - Terry Brown at al - Use Permit to redevelop a 1/3 + acre site comprised of four lots and occupied by three buildings into a remodeled building complex containing 3,418 sq. ft. of office, 1,427 sq. ft. of commercial and two residential dwelling units containing a total of 1,000 sq. ft. LOCATION The property involved is generally located within the northwest quadrant of the intersection of Pasadena and Granada Avenues. BACKGROUND The property involved includes the former City owned water company property and a residential lot to the north. - The existing buildings will be substantially remodeled, including the construction of second story additions. The applicant proposes to take advantage of the policy allowing .4 FAR or 1,000 sq. ft. over above that normally allowed by the .33 FAR and the recent policy which allows parking requirements for the commercial space to be provided by "on -street" parking on Imperial Avenue. The proposed reciprocal parking arrangement and parking lot design is consistent with the Old Monta Vista Plan. MAJOR ISSUES None. 1 City Council Summary Sheet - Application 13-U-35 - ierry Brown et al April 15, 1995 --------------------------- ---_-- ____--___-_--___-_-- The Planning Commission recommends approval subject to the conditions contained in Resolution No. 2622. ® The Planning Commission and Environmental Review Committee recommends the granting of a Negative Declaration. Enclosures: Planning Commission Resolution No. ?rte`? Planning Commission Staff Report dated April S, 1995 Planning Commission Minutes dated April 9, 1995 Applicant's Description of Proposal ASAC Minutes dated March 11, 1995 Recommendation of Environmental Review Committee Exhibits A, D, C, D, E, and P of Application 13—u-®5 2 13-U-85 RESOLUTION NO. 2622 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING APPROVAL OF A USE PERMIT TO ADD A TOTAL OF APPROXIMATELY 3,234 SQ. FT. TO THREE BUILDINGS PRESENTLY CONSISTING OF 2,600 SQ. FT. FOR A TOTAL BUILDING AREA OF 5,845 SQ. FT. THE PROPOSAL CONSISTS OF COMMERCIAL/OFFICE USES AND INCLUDES TWO RESIDENTIAL DWELLING UNITS. APPLICANT: Terry Brown, et al ADDRESS: 21864 Byrne Avenue, Cupertino, California 95014 SUBMITTED: March 4, 1985 LOCATION: Northwest Corner of Pasadena Avenue and Granada Avenue FINDINGS AND SUBCONCLUSIONS: Approval is subject to the findings as set forth on Page 1 and the subconclusions as set forth in the minutes of the Planning Commission meeting of April 8, 1985. CONDITIONS: 1-15. STANDARD_ CONDITIONS Standard Conditions to the extent that they do not conflict 'with the special conditions enumerated herein. In the event a conflict does exist, the special conditions as enumerated herein shall apply. 16. APPROVED EXHIBITS ----------------- That the recommendation of approval is based on Exhibits A, B, C, D, E and F of Application 13-U-85 except as may be amended by special conditions enumerated herein. 17. MODIFICATION _OF_THE _APPROVED _DEVELOPMENT _PLAN In the event that the applicant or subsequent property owner shall desire to make any minor change, alteration or amendment in the approved development plan or building permit, a written request and revised development plan or building permit shall be submitted to the Director of Planning and Development. If the Director makes a finding that the changes are minor and do not affect the general appearance of the area or the interests of owners of property within or adjoining the development area, the Director may certify the change on the revised plan. If such approval is witheld, the applicant may appeal to the Planning Commission. If the changes are material, the Director shall submit said changes to the Planning Commission for approval. If the change is denied by the Planning Commission, the applicant may appeal to the City Council as provided in Ordinance 652 of the City of Cupertino. If the change is approved, an appeal my be made by an interested party. Further, any member of the City Council may request a hearing before the City Council, said request, - 7 -to be made within ten (10) days from the date of approval - when the change has been approved by the Planning Commission Resolution No. 2622 (Continued) 13-U-80 18. 19. 20. 21. 22. 23. INGRESS/EGRESS_ EASEMENT AGREEMENTS The applicant shall record an appropriate deed restriction and covenant running with the land subject to review and approval by the City Attorney, which enters into reciprocal ingress/egress easements with the adjoining property to the north for the joint driveway along the north property line, and which extends rights of ingress/egress to all properties bordered by Stevens Creek Boulevard, Orange Avenue, Granada Avenue, and Pasadena Avenue. FUTURE_INGRESS/EGRESS_ EASEMENTS The applicant shall sign an a reciprocal access easement owner(s) to the west when obligated to participate in a applicant. TREE_ PROTECTION agreement to participate in with the adjoining property said property owner(s) are similar agreement with the The applicant shall provide a plan for preservation of the existing specimen trees on the subject property which are to be retained or relocated. Said plan shall include graphic depiction of protection devices to be installed along the dripline perimeter of each tree for the duration of construction activities. The plan shall include an evaluation from a Landscape Architect outlining the effect of construction activity upon the trees and detailing measures to ensure their survival in accordance with Ordinance 778. LANDSCAPE REVIEW The on-site landscaping shall be subject to staff review and approval at the building permit stage. DEMOLITION_ REQUIREMENT The applicant shall assume the responsibility to obtain all required demolition permits to remove part of Building Number One in accordance with City Ordinances. CONSOLIDATE_ PARCELS The applicant shall merge existing parcels into two lots. 171 Planning Commission Resolution No. 2622 (Continued) 13-U-85 24. PROPERTY_ USE CONSTRAINTS The approval is granted to redevelop three existing buildings for a total of approximately 3,420 sq. ft. of office space, 1,434 sq. ft. of commercial area, and two residential studio apartment units consisting of approximately 1,000 sq. ft. The floor area ratio of the commercial and office component shall not exceed limitations of the General Plan. All new uses or changes in use from those approved in the above conditions shall require use permit review as determined by the Director of Planning and Development. 25. LIGHT_FIXTURES_ AN1D_STREET_TR-EE_TYPES The applicant shall provide street light fixtures and street tree types consistent with the Monta Vista Design Guidelines. The first parking space on the entrance to Pasadena Avenue shall be eliminated and replaced with landscaping incorporating a cluster of Gingko trees. 26. PARKING LOT FENCE _AND -LIGHTING _STANDARD The applicant shall accommodate the 3 ft. high picket fence detail and simple globe lighting standard incorporated in the Monta Vista Design Guidelines. 27. PARKING The two parking spaces adjacent to the Building Number One shall be covered and designated specifically for the studio apartment units. ------------------------------------------------- PASSED AND ADOPTED this 8th day of April, 1985, at a regular meeting of the Planning Commission of the City of Cupertino, State of California, by the following roll -call vote: AYES: Commissioners Adams, Sorensen, Szabo and Chairman Claudy NAYS: None ABSTAIN: None ABSENT: Commissioner Mackenzie ATTEST: APPROVED: ----/s/James H. Sisk /s/John Claudy ------------------- --------------- ------ James H. Sisk John Claudy, Chairman ---------- Planning Director Planning Commission City of Cupertino ----------------------------------------------------------------- 10300 Torre Avenue Cupertino, California 95014 (408) 252-4505 April 8. 1985 TO: The Honorable Chairperson and Members of the Planning Commission FROM: Steve Piasecki, Associate Planner SUBJECT: Application 13-U-85 - Terry Brown, et al (Pasadena Avenue) -------------------------`` Applicant'sReguest - Use Permit to do the following: - Add approximately 3,230 sq. ft. to three buildings currently totaling 2,615 sq. ft. for a total building area of 5,845 sq. ft. - 1,000 sq. ft. of the above total consists of two dwelling units planned for the second floor of Building Number 1. - The buildings will be utilized as follows: Bui1ding_No_ 1 17 N Use Office Residential (2DU) Commercial (Real Estate Office) Office 5guare_Footage 1,180 1,000 1,427 TOTAL Use Breakdown Subtotals Office Commercial Residential TOTAL Location Q.x2z-�g 5,845 ,3,418 1,427 1 L299 5,845 - Northwest corner of Pasadena Avenue and Granada Avenue in the Monta Vista commercial area. _ -1- Application 13%-U-85 - Terry Brown, et al Zoning_and_General_Plan _Consistency 4/8/85 ----------------------- - The proposal is within the Floor Area_Ratio limitation of .33 plus 1,000 or .40 whichever is lower. The Council adopted a .33 base Floor Area Ratio for both commercial and office uses in Monta Vista on February 19, 1985. The residential component is not included when calculating the floor area ratio. - The Council's recent General Plan Amendment included a policy which states that commercial and office structures should be designed with a "traditional store front" appearance on public streets such that building entrances are at grade with public sidewalk areas and not separated by extensive landscaping or changes in elevation. - Building No. One is currently at -grade with the sidewalk on Granada Avenue and will not require steps. Buildings No. Two and Three currently are elevated approximately 30 inches above the existing sidewalk. Staff considers this to be a minor variation since the applicant's are retaining existing structures and .keeping the separated "bungalow" image characteristic of Monta Vista buildings. Site Plan - Buildings Two and Three are set back greater than five feet specified for buildings in the Monta Vista Commercial Area. As in the above example relating to building height, staff feels that this is a minor variation from the Design Guidelines. Architecture - The building design incorporates horizontal wood with full pitched roof elements consistent with the Monta Vista Design Guidelines. The individual buildings retain the "bungalow" image and yet are connected together through painted horizontal wood fences to link the project as a single development. Parking Use DU_or_Sguare_Feet Factor Parking Reguired Office 3,418 1/285 12 Apartments 2 2/DU 4 Commercial 1,427 on -street 0 (Real Estate parking Office) TOTAL REQUIRED = 16 _ TOTAL PROVIDED = 15 DEFICIT = 1 - Application 1a -u -G5 - Terry Drown, et al 4%8/85 - The applicant is not required to provide parking for the commercial real estate office component consistent with- the General Plan policy designating on -street parking to serve commercial uses in the area. - The apartment units are charged at a rate of two parking spaces per unit when, in fact, they are very small studios and may not require that high of a ratio. Additionally, the apartment units will benefit from shared usage of the office space during non -office hours, hence, staff is not concerned about the one space deficit. - At least two of the spaces should be covered and designated for the apartment units. A Condition is so worded. Circulation - Access to the property is gained from mutual use of a reciprocal ingress/egress driveway running along the northerly property line with the Kinst Building to the north. The site plan provides ample opportunity for interconnection of circulation with the properties to the west as they develop. - Additionally, the plan provides for no direct access to Granada Avenue which is consistent with the Monta Vista Design Guidelines. ` Ex i st i ng_Trees - The applicant proposes to relocate six Palm trees currently situated between Buildings Two and Three. The Palms will be relocated to the frontage of Buildings Two and Three along Pasadena Avenue. - The Monta Vista Design Guidelines encourage retention of existing tree clusters. Street_Imgrovement_SegUirements_- Monta _Vista _Design_Guidelines - The Design Guidelines envisioned 750 angled parking on Pasadena Avenue and a monolithic sidewalk treatment along Granada Avenue as proposed on the applicant's plan. The plan also envisioned landscape treatment at Pasadena Avenue to reflect a gateway tree cluster concept at the corner, hence, staff suggests that the first parking stall on Pasadena Avenue be eliminated in favor of a landscaped area with a cluster of at least three Gingko trees per the Guidelines. - Tree type for Granada Avenue is the Evergreen Pear. The applicant plans to locate them back of sidewalk consistent with the Guidelines. Application 13-u-85 - Terry Brown, et al 4/8/85 ----------------------------------------------------------------- - Light standards will include the old fashioned 18 ft. high lamp post envisioned by the Guidelines to be located in the sidewalk on Granada Avenue and the street side of the sidewalk along Pasadena Avenue. - The plan should also incorporate a 3 ft. standard picket fence detail to be consistent with other development in the area in the rear parking lot and a simple globe parking lot standard per the Guidelines. The Conditions require inclusion of these elements. Architectural and Site_Aeeroval_Committee_Rev_iew - See attached minutes from the Architectural and Site Approval Committee meeting of March 11, 1985. - The Committee was very pleased with the appearance of the buildings and indicated no concerns relating to architectural or site matters. Recommendation -------------- - The Environmental Review Committee recommends the granting of a Negative Declaration. Staff finds the proposal consistent with the General Plan and the Monta Vista Design Guidelines and recommends approval subject to the conditions on the attached resolution which ensure compliance with the Monta Vista Guidelines. Enclosures Model Resolution Applicant's Description of Proposal ASAC Minutes dated March 11, 1985 Recommendation of Environmental Review Committee Exhibits A, B, C, D, E, F of Application i3 -u-85 02% % -4- Pc -46;' Page 4� PLANNING COIiMISSION MINUTES, APRIL 8, 1985 8. -"'Application 13-U-85 of TERRY BROWN, ET AL: USE PERMIT to add a total of approximately 2,200 sq. ft. to three buildings presently consisting of 2,600 sq. ft. for a total building area of 4,850 sq. ft and ENVIRONMENTAL REVIEW: The Environmental Review Committee recommends the granting of a Negative Declara- tion. The property consists of commercial/office use and two residential dwelling units. The subject property is located on the northwest corner of Pasadena Avenue and Granada Avenue in a P (Planned Development with Neighborhood Commercial, Light Industrial and Residential, 4-12 dwelling units per gross acre intent) zoning district. First Hearing. Tentative City Council hearing date - April 15, 1985. Assistant Planning Director Cowan described the proposal as similar to the hypothetical plan developed for Old Monta Vista, and advised Staff was happy with the mixed use, reciprocal access potential and was supportive of the application. Raymond Rooker, the architect, endorsed Staff's findings, but advised they had difficulties with the consolidation into one parcel, since there were two owners, and he requested that they be allowed to work the matter out at Staff level. Chr. Claudy felt as lone as each parcel was self-sufficient in terms of parking, this would be acceptable. Ann Anger, Monta Vista resident, saw the project as an improve- ment for Old Monta Vista and was in favor. The amount of street parking credit allowed for commercial development was discussed and clarified with Mr. Rooker by Chr. Claudy. Mr. Rooker questioned the picket fence requirement in the guidelines, since there was a fence incorporated in the design to enhance the Monta Vista character, and the picket fence would be a hindrance. Planner I Piasecki advised that all developments in the area had been required to instal such fencing as a design link. Mr. Rooker suggested that hey be able to work with Staff for a solution, and if one could not be found, they could return to the Commission. MOTION: Com. Szabo to close the Public Nearing SECOND: Corn. Sorensen VOTE: Passed 4-0 (Ccm. Miiackenzie absent) The consensus of the Commission was that the fencing was a minor detail, and that there appeared to be no need for a new parcel map to separate the property into two lots, since it was a minor modification. MOTION: Com. Sorensen, to recommend acceptance of the Negative Declaration of the Environmental Review Committee SECOND: Com. Adams VOTE: Passed 4-0 (Coin. Mackenzie absent)—�� PLANNING COMMISSION f�INUTES, APRIL 8, 1985 MOTIOPI: Com. Sorensen, to recommend approval of Application 13-U-85, subject to Standard Conditions 1-15; Conditions 16-22, with Condition 23 modified to the effect that the applicant shall merge all existing parcels into two lots; Conditions 24-27 as per Staff Report; subject to the findings of theStaff Report and subconclusions of the Hearing. SECOND: Com. Szabo VOTE: Passed 4-0 (Com. Mackenzie absent) 9.` Application 14-U-85 of DOMINO'S PIZZA (BRUCE L. TERRY): US�PERMIT to operate a take-out and delivery Pizza franchise and ENVIRONMENTAL REVIEW: The project is categorically exempt\\��� hence, no action is required. The subject property is located on the northeast corner of Stevens Creek Boule- vard and'Blaney Avenue in a P (Planned Development with Office, Corr`tr�ercial and Residential intent) zoning district. First Hearin8Tentative City Council hearing date - April 15, 1985 Planner I Piasecici emphasized the problems of the existing center and that the application conflicted with the adjoininj P.J. Mulligan's ban_.; so that Staff advised denial. Bruce Terry, applicaht, described the business, with special emphasis on the deliv (�,Fy aspect, no sit-down business and no alcoholic beverages'served. He felt their business would improve the center, and advised they were willing to enclose the dumpster, but did not,,think they should be obligated to make other suggested improvements. Com. Adams established with Mr. Terry that he was aware of t) problems encountered with P.J.\\Mulligan's. However, Mr. Terry reported positive feeling s\from the neighbors regardinE the present application. Chr. Claudy determined Mr. Terry had not visited the site on Friday or Saturday nights, and wondered how he wuld keep his ten parking spaces at those times.. The Commissioners had grave reservations and urged re- examination by Mr. Terry. They felt a daytime use would be more appropriate. Steve Buxa, co-owner, said he would glady undertake rein- forcing the parking himself if this was allowed, since this location was ideal for/their business. He advised that late at night they woxild only need one of the ten allot':;ed spaces for their emp'ioyees, and said he felt some food close. by to P.J. Mulligarii's late at night when they had ceased serving themselve's would be beneficial and would encourage the patrons to;�o home, rather than loiter. He emphasized th free delivery;/aspect of the business. Chr. Claudy,/mentioned the additional aspect of improvements, and expla�ed to the applicants how the use permit procedure worked iii that regard; that either the tenant or owner was required to do a certain amount of upgrading. PC -463 Page 5D e RAYMOND M. ROOKER, AIA/ASID architecture • planning • interior design 20432 SILVERADO AVENUE • SUITE 7 • CUPERTINO ° CA ° 95014 (408) 996-0866 March 4, 1985 Planning Commission City of Cupertino RE: Development Proposal for the corner of Pasadena and Granada Avenues Gentlemen: Our project is the development of a cohesive mixed use (residential/ commercial) office complex on the northwest corner of Pasadena and Granada Avenues. The three existing buildings will be modified to increase their utility as commercial/office space. Two studio apartments will be incorporated on the upper level of the western most building. The site planning and ar- chitecture substantially conforms to the Monta vista design guidelines. Local and historic architectural vocabulary are com- bined with contemporary flair to create an atmosphere in which both commercial and residential uses will flourish while retain- ing the local color and village atmosphere. A number of palm trees are presently situated on the site which will be relocated and additional landscaping will be added. Parking will be provided on site and additional street parking will be made available to support the commercial uses. Thank you very much for your consideration of our project. Sincerely, Renie H. Plimpton Business Manager rp enclosure —/;-- A. S.A.C.--'±----o+-March _11,-1965 Presentation: David Sro AS .............. ------- -------------- epresenting Applicant The Committee Memb s indicated no cc urns relating to this application s ing that the site ander chitecture was satisfa=en�up The Committee agreed to allow architect to the roof material color subject to his Cretlon. item Sippiicatign 1 U-_8_5___Terry__Lrown - Requesting approval of a Use Permit to add approximately 2,250 sq. ft. to three buildings presently consisting of 2,600 sq. ft. for a total building area of 4,650 sq. ft. The Use Permit requests commercial/office uses and two residential dwelling units. The property is located on the northwest corner of Pasadena and Granada Avenues within the Monta Vista neighborhood. Presentation: Terry Brown, Applicant The Committee indicated that this was a very attractive proposal and that they had no problems with either the site or architecture. , ADJOURNMENT: Chairman Miller adjourned the regularly scheduled Architectural of March 25, 1985. Tr a scribed • y: Steve Piasecki Hs=-ociate Planner t 9: 010. P. M. to the next Site Approv ittL-e Meeting d7i� City of Cupertino RECOMMENDATION OF ENVIRONMENTAL REVIEW COMMITTEE March). 1985 As provided by the Environmental Assessment Procedure,. adopted by the City Council of the City of Cupertino on March 2 i . 1973, as amended, the following described project was reviewed by the Environmental Review Committee of the City of Cupertino on March 20, 1985, at which time the Committee recommended that the project does not have a significant impact on the environment and, therefore, is recommending to the Decisionmak:ing Body that a Negative Declaration be filed. Proj_ect_Peseription_ and _Location Application 12 -EA -85 Applicant: Terry Brown, et al Location: Northwest corner of Pasadena Avenue and Granada Avenue. Discr_etionary__Action__Eeouesto Use Permit to -add a total of approximately 2,200 sq. ft. to three buildings presently consisting of 2,bG sq. ft. for a total building area of 4,8�-A) sq. ft® The property consists of commercial/office use and two resident i.al dwelling units in a P (Planned Development with Neighborhood Commercial, Light Industrial and Residential, 4-12 dwelling units per gross acre intent) zoning district. Recommendation _of_ Environmental _Review _Committee The Committee recommends the granting of a Negative Declaration since the project is consistent with the General Flan and has no significant environmental impacts. P Jamas H. _Sisk: ---------------- Planning Director C. C. 4.1 EXHIBIT "B" BID FORM _ 10075 PASADENA AVENUE TO: CITY OF CUPERTINO 10300 Torre Avenue Cupertino, CA 95014 1. THE UNDERSIGNED HEREBY PROPOSES AND OFFERS TO PURCHASE LOT OF IMPROVED COMMERCIAL TOGETHER WITH A SMALL OFFICE BUILDING COMMONLY -KNOWN AS 10075 PASADENA AVENUE, CUPERTINO, CALIFORNIA. CASH BID PRICE: njE '�-()�D.�� -��� I� H7b Sl",✓v-d J Bidder hereby tenders $.7�.00b representing a deposit for the purchase of said p operty. If the successful bidder fails to complete the purchase in accordance with the specified terms, $5,000.00 of the' deposit shall be forfeited. n 2. Bidder's Name (Principal) I ELLCY M , Entity AS����'i ► F GcT3�f�L 1��2?ST-1>r� Individual, Partnership, Corporation Address 2 y I1�,Ci r City, State, Zip Code ;/��2iT njc7 t �% So 14 3. Telephone number: Day: Night: 4. The undersigned bidder submits this bid subject to all the terms and conditions of the Resolution of Inter ion to Sell Surplus Real Property, dated { l7 19, and agrees to be bound thereby. Signature / � If partnership and/or corporation: Title: �?r_5 State of Incorporation: C -AL I(=\ BROKER'S COMMISSION The following information should be compl_et�d if a real estate commission is to be paid---6u-Ty_ licensed real estate broker in the_e34e-n-t�s offer is accepted. Such commission is :--fie deducted from the stated cash bid price t ermine the net bid. . rt If this bid is finally accepted an sale of the property is consummated in accordance with the bid as provided in the resolution, City shall pay a commission of Dollars ($ .00). Said commission shall not exceed three perce (3%) of the cash bid price stated herein. The co. 'ssion is to be paid in accordance with the terms of t e Resolution dated Real estate Broker's Signature: Real Estate Broker's Name: Broker's Address: Bidder's Signature: .Bidder's Name: If applicable: Company Nam Title: bid is hereby accepted by the City Council of the Ci of Cupertino. i or Date :XHIBIT "C" PURCHASE CONTRACT RECEIPT FOR DEPOSIT AND ESCROW !NSTRUCTIONS This Agreement dated this 2zgc/ day of % 2-13euq' 'll 19 is made by and between the CITE' OF CUPERTINO ("Seller") and MU" V ! LIA RZ PE:_ iii CS G -- DC_A (_ Fj 2_FN G tA5 H ) P . ("Buyer"). P ( TTMT.0 - 1. Pursuant to the appropriate provisions of the Cali?:ornia Government Code, Buyer has made a bid to purchase the property described herein and Seller has a.cc•,r�oted such bid. 2. Seller has received from Buyer the sum of: L U C- I H OU SA N Dollars, $ 000 0� ("Deposit") evidenced by a certified or cashier's check payable to the CITY OF CUPERTINO, as a deposit on account of purchase of that certain real property situated in t;ze Cite of Cupertino, County of Santa Clara, State of California, described as Lot(s) 14 and 15 ("Property") of Dlock No. 3 as shown on the map filed '/8 19 in Matic Book :i �, Pages —4 I7IPI, NOW, THEREFORE, the parties hereto agree as follows: 1. Acreemen't ,f Purchase and Sale C.C.-"I.0 1 Subject to the terms and conditions as set forth herein, Seller shall sell and Buyer shall purchase the property for a total purchase price of $ 14-01000 2. Pavment of Purchase Price The purchase price for the property shall be paid as follows: 2.1 Buyer has already paid Seller a deposit of $ 2.2 No later than thirty days after this agreement is executed Buyer shall deposit with the Escrow Holder for delivery to Seller at close of escrow, cash or a certified or cashier's check made payable to VALLF-1 Title Company in an amount of $ j 5; (the full amount of the purchase price less deposit) plus closing costs necessary to close escrow. In the event that Buver fails to deposit the total cash required within the time specified, Seller shall retain $5,000.00 of the previously paid deposit. The time specified may be extended by mutual agreement between Buyer and Seiler. 3. The C1051ng of Sale Transaction Through Escrow 3.1 The purchase and sale of the property shall be completed within thirty (30) days after executing this Purchase Contract Receipt for C.C.4.0 2 Deposit. The closing of the sale shall be through an escrow to be opened at the following title company ("Escrow Holder"): Valley Title Co. 10625 S. De Anza Boulevard Cupertino, CA 95014 1.',2 -Instruments in respect to the purchase and sale shall be deposited in escrow by Buyer and Seller as follows: (a) Seller shall deposit, prior to'close of escrow, a grant deed duly executed by Seller in recordable form. (b) Buyer shall deposit cash or a certified or cashier's check for the amount required to close escrow .pursuant to Paragraph 2.2 of this agreement.' 8. Notices Any notice, request, demand, instruction or other communication to be given to any darty hereunder shall be in writing and delivered personally, or sent by registered or certified mail as follows: Seller: CITY OF CUPERTINO P.O. Box 580 Cupertino, CA 95014--0580 C. C. 4.0 3 Buyer: r➢TA \/ISQA ?2o P�2 i 7 L, —4 1—_-, Co— (I- qSo q - Notice shall be deemed to have been given when delivered personally or two days after mailing to the above address if mailed. No notices shall be effective unless and until all persons entitled to notice have been notified in accordance with the foregoing. The addresses and addresses for purposes of this paragraph may be changed by giving written notice of such change in the manner provided herein for giving notice. Unless and until such written notice is received, the last address and addressee�as stated by written notice, or as provided herein if no written notice of change has been sent or received, shall be deemed to continue in effect for all purposes hereunder. ?. Further Assurances Buyer and Seller agree that at any time, or from time to time after the execution of` this Agreement and whether before or after the close of escrow they will, upon request of the other, execute and deliver such documents and do such further acts and things as such party may reasonably .request in order to effect fully the purposes of this Agreement. C.C.4.0 4 10. Survival of Covenants Each of the covenants and agreements contained herein shall, to the extent applicable, survive the close of escrow. 11. Successors and Assigns This Agreement shall be binding upon and inure to the benefit of each of the parties hereto, and to their respective successors and assigns. 12. Captions The captions in this Agreement are inserted only as a matter of convenience and for reference and in no way define the scope or extent of this Agreement or the construction of any provisions herein or of any document or instrument referred to herein. 13. Time Time is of the essence in this Agreement. 14. Entire Aareement; Amendments This Agreement embodies the entire Agreement and understanding between the parties relating to the subject matter hereof and may not be amended, waived or discharged except by an instrument in writing executed by the: party against which' enforcement of such amendment, waiver or discharge is sought. This agreement supersedes all prior agreements and memoranda. The invalidity of any one of the covenants, agreements, conditions or provisions of the Agreement, nor any C.C.4.0 5 portion hereof, shall not affect the remaining portions thereof or any part hereof and this Agreement shall be construed as if such covenant, agreement, condition or provision had not been inserted herein. 15. Attorney's Fees Should any suit be brought to enforce the terms of this Agreement or any obligation herein expressed, the prevailing party shall be entitled to reasonable attorney's fees, costs and expenses herein incurred. APPROVED AS TO FORM: �it Attorney ATTEST: ka City 'Clerk �y T��Z�y ►�iZ� �r,3o�.csI P-UC-1-7o,d C - Buyer C.C.4.0 - 6 eo%, WATER UTILITY PROPERTY All that certain real prol)erty situate in the City of Cupertino, County of Santa Clara, State of California, more particularly described as follows: All of Lots 14 and 15 of Block 3 as shown upon that certain Map of Subdivision 1, Town of Monta Vista, which Map was recorded in Book "M" of Maps at Page 4, Santa Clara County Records. 5L -8c -l< _j iL i 1-7 4X _ i� Lo . i Gan�tAE)A �,tL- M A1q & kg of _ prorate taxes, based on the latest tax statement :iterest on existing loan based on statement of holder of note ( ), all on a basis of a 30 day month. existing fire insurance DEBIT I CREDIT ;'ur•.hase Price $ Sales Price $ 140,000 00 I ax Pro Rata Tax Pro Rata "ers. Prop. Adjustment Pers. Prop. Adjustment Insurance Pro Rata Insurance Pro Rata Rent Pro Rata Rent Pro Rata Loar; Loan Interest Interest frust Fund Trust Fund R e� tom b ers direct e'1 ed or escrow Du 5,0-00 00 Commission Deposit Recording Title Insurance & Escrow Fee County Transfer Tax Trustee Fee Preparing Documents Balance to undersigned 135,000 00 Cash Herewith TOTAL DEBIT $ 140,000 00 TOTAL CREDIT $ 140,00 00 You are also authorized to sign any documents which may be necessary or incidental to the carrying out of these instructions and particularly to endorse any checks or fire insurance policies. A'OTICF,: It is agreed and understood that this document and agreement shall be the whole and only agreement between the parties hereto with regard to the instructions and the obligations of Valley Title Company, in connection with this escrow, and shall supersede and cancel any prior agreements as to such escrow, including instructions, but not limited thereto: In the event suit is brought by any party to this escrow, including buyer and seller, or any other party, as against each other, or others, including the title company, claiming any right they may have as against each other or against the title company, then in that event, the parties hereto agree to indemnify title company against any attorney's fee and costs incurred by it. CITY CUPERT 0 A MUNICIPAL CORPORATION Signed: ig d• XSigned (authorized signature) Address Address Cin_ Phone Signed /Address City Signed Address City ACCEPTED date VALLEY TITLE COMPANY BY: Escrow Officer Phone Phone '.''^'t�a-Tt ,.,tom_ i%+.`._+'^,,�yy �• r -d'`' cn+iY .9`� ��a;r, � .i:gs'.i •..m - +4h-r+n.-3ft. .yid �' n7iT'�� SELLERS ESCROW INSTRUCTIONS VALLEY TITLE COMPANY 300 South First Street San Jose, California 95113 Telephone 292-7150 MARCH 21, 19 8 5 Escrow No CITY OF CUPERTINO Names I hand you herewith: AN EXECUTED GRANT DEED IN FAVOR OF BROWN, et al. READ AND APPROVED: PRELIMINARY REPORT AND PLAT MAP C-8658 BROWN, et al to be delivered or recorded upon receipt of the sum of $ ( SEE REVERSE HEREOF) which is to be disbursed as set forth herein upon recordation of this transaction. You are to record this transaction when you can issue your final title policy insuring owner and/or lender in theaggregate amount of 14 0 , 0 0 0 . 0 0 $ ,showing record title of real property described in the Preliminary Report under the above numbered escrow vested in TERRY M. BROWN, A MARRIED MAN, AS HIS SOLE AND SEPARATE PROPERTY, AS TO AN UNDIVIDED 1/4 INT.,JAMES F. HEMPHILL, A MARRIED MAN, AS HIS SOLE AND SEP -E 0AN--UNDfV-1D? ,'D -1t4-1 . , HARD THESING, A MARRTED MAN, AS HIS SOLE AND SEPARATE PROPERTY AS TO AN UNDIVIDED 1/4 INT., AND JOHN B. RAHN AND POLLY S. RAHN, CO -TRUSTEES OF THE 1983 RAHN LIVING TRUST, ---DAT-ED 10/1-2/8- , NDfVIDED—�f4� E unencumbered except by: I. Taxes for the fiscal year 195-1986,, a lien,but not yet due or payable 2. Exceptions numbered 1 of the above numbered preliminary report dated 11/29/84 READ AND APPROVED: CITY OF CUPERTINO, A MUN PAL CORPORATION B x .(Authorized signature) The undersigned acknowledge that they have received and read a copy of the above numbered preliminary .report. VTC 202R (SEE REVERSE HEREOF) VALLEY TITLE COMPANY 'Escrow # C-8658 (INSURED) Co. Bill # Code Area WHEN RECORDED MAIL TO F_ —I TERRY M. BROWN, et al MAIL TAX STATEMENT TO GRAFT DEED Name The undersigned Grantor declares Address ( SAME AS ABOVE) the tax to be cltY & 154.00 State County Transfer Tax $ L— Equity xx Full Value By this instrument dated -MARCH 21 19R5 for a valuable City Conveyance Tax $ consideration, CITY OF CUPERTINO, A MUNICIPAL CORPORATION hereby GRANT (S) to TERRY M. BROWN, a married man, as his sole and separate property, as to an undivided 1/4 interest, JAMES F. HEMPHILL, a married man, as his sole and separate property, as to an undivided 1/4 interest, J. RICHARD THESING, a married man, as his sole and separate property, as to an undivided 1/4 interest and JOHN B.RAHN AND POLLY S. RAHN, co—trustees of the. 19�� LIVING TRUST, dated 10/12/83, as to an undivided 1/4 interest t e rea property situate e in (1e City Of Cuperti O, County of SANTA (IA.RA ___ tate of California, described as follows: ALL OF LOTS 14 and 15, Block.3, as shown upon that certain Map entitled, "Subdivision No. 1, Town of Monta Vista in the S.W. 1/4 of Sec. 14 T. 7SR. 2 W.", which Map was filed for record in .the office of the Recorder of the County of Santa Clara, State of California, on November 18, 1907, in Book "M" of Maps, at page 4. ****PLEASE NOTE` ALL SIGNATURES ON THIS INSTRUMENT MUST 8E ACKNOWLEDGED BY A �40TARY PUBLIC.. CITY OF CUPERTINO, A ICIPAL CORPORATION B X STATE OF CALIFORNIA, ss.,/ County of.... ..�.......................... • .. " Notary Public in and for said /!. . .. . . .. , b efore e% i�G�C J e basis of satisfactory • • • • • ' personally known to me or proved to me on th On apPeaed. presider<and. County and State persona , • . . erson who executed the within instrumentas . ed to me that evidence to be the p evidence to be the person who executed the within instrument . e on the basis of satisfactory oration therein named and acknowledg roved to m instrument on behalf of the core personally known to me or p Official Seal: of the corporation that executed the within and foregoing WITNESS my hand and Secretary �G,p L i!i.^�. oration executed the same. ^ j ... . such core�ZCDG� CIOOFFICIAL SEAL Notary Public e__ vi ,ALL►SON F• �,ufORNIA ACKNOWLEDGMENT -CORPORATION NOTARYPUBLIC . VTC -12 SANTA ClARA COUNn -- ---- Commiss+� Exp ices Feb. 88 1986 M`—malt TAX STATEMENTS AS DIRECTED ABOVE y ��070� _—��� VTC -101 4 P40 -TICS Senate 13ill 1550 (Chapter 1004, Statutes of s all funds must be collected and available for 1985. This law mandate 198'-1) is effective withdrawal prior to disburse January by other than bank wire, c disbursement. Delays in closing or will Occur if funding is cashiers checks orsimilar type items drawn on a California bank, or cash Drafts do not meet thr-3 meet, ''available funds" rem quir�-- In the event any Other type Of funding conlernpl 9 Escrow and/or Title Officer immediately, ated, Please contact your SAFEcri z, -- COMPANY 'VALLEY TITLE y, V PRELIMINARY REPORT — 300 South First Street —San Jose, 95113 (408) 2927150 605 Casiro Stwet - Mountain Vievv, 94040 (415) 968-4427 — 2354 Alum Rock Avenue — San Jose, 95116 MOM 251-8500 �,X 10625 (1r Anra Boulevard — Cupertino, 95014 (408) 253-7630 — 14526 Camden Avenue — San Jose, 95124 (408) 377-7911 1f130 S,,ulli Bascom Avenue — Carnph,.-ii, 95008 (408) 371-7891 VTC - 216 ESCROW NO C; 8655 A�. t', • r Dated as of November 29 , i'j84 at 7:30 a.m. In the event ofcancfJ.I#�he, arninimumcharge of$200.00 will be madn. ee k�GZ! It �4e ea�fA hey,,,, y'j�`,1Sd within 80 days from the date Iclr� llt.r,E,flactedunlessotherprovisione In response to the above reforenced appli�pat�,filJf0Y a-Vql i:y-bf tit e nsuranco,"_ ` COMP 0 % hereby reports that It is prepared t0,ISSu r a to o liry or Policies of Title Insurance describing t ,e lal ra r tt c or ote tereinafter set forth, Insuring against loss which may c e sus . >y I %:{E _r c t, lien or encumbrance not shown or referred to as an Except"' e e x ce ded from coverage pursuant to the printed Schedules Conditions and Stipulat oll forms. The printed Exceptions and Exclusions from the coverage of said Policy or Policiers are set forth in the attached list. Copies of the Policy forms should bo read. They are available frorn the office which issued this report. THIS REPORT (AND ANY SUPPLEMENTS OR AMENDMENTS HERETO) IS ISSUED SOLELY FOR THE PURPOSE OF FACILITATING THE ISSUANCE OFA POLICY OF TITLE INSURANCE AND NO LIABILITY IS ASSUMED HEREBY. IF IT IS DESIRED THAT LIABILITY BE ASSUMED PRIOR TO THE ISSUANCE OF A POLICY OF TITLE INSURANCE, A BINDER OR COMMITMENT SHOULD BE REQUESTED. The form of policy of title insurance contemplated by this report is: 1. California Land Title Associatlon Standard Coverage Policy XX 2. American Land Title Association Owner's Policy Form B 3. American Land Title Association Residential Title Insurance Policy I 4. American Land Title Association Loan Policy 11K/�11, c 8658 SCHEDULE A 1. The estate or interest in the land hereinafter described or'referred to covered by this Report is: A Fee 2. Title to said estate or interest at the date heron( is vested in: CITY OF CUPERTINO, a municipal corporation and political subdivision of the State of California 3, The land referred to in this Rei)ort is situated m the ;r,rtc of California, County of Santa Clara, .,i ty of Cupertino and is described as follows: ALL OF LOTS 14 and 15, Block 3, as shown upon that certain Map entitled, "Subdivision No. 1, Town of Monta vista in the S.W. 1/4 of Sec. 14 T 7SR. 2W.", which Map was filed for record in the office of the Recorder of the County of Santa Clara, State of California, on November 18, 1907, in Book "M" of Maps, at page 4. :. : SCHEDULE B At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in the policy form designated on the face page of this Report would be as follows: 1. Conditions and ,restrictions (deleting therefrom any restrictions based on race, color or creed), as set forth in the document Recorded: February 21, 1908 Book 330, Page 6, of Deeds END OF SCHEDULE B NOTE 1: Taxes for the fiscal year 1984--1985 not assessed. NOTE 2: THE FOLLOWING IS FURNISHED FOR INFORMATION ONLY: The only conveyances affecting said .land recorded within six months prior to the date of this report are as follows: NONE (no short .term) LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (CONTINUED) AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL TITLE INSURANCE POLICY - 1979 EXCLUSIONS i addition to the exceptions in Schedule B, you are not insured against loss, costs, attorney's Ices and expenses resulting from: 1. Governmental police Dower, and the existence or violation of any law or government regulation. This includes building and zoning ordinances and also laws and regulations concerning: • land use • land division • improvements on the land • environmental protection This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless a notice of taking appears in the public, records on the Policy Date. 3. Title Risks. • that are created, allowed, or agreed to by you • that are known to you, but not to us, on the Policy Date - unless they appeared in the public records. • that result in no loss to you • that first affect your title after the Policy Date - this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks 4. Failure to pay value for your title. 5. Lack of a right • to any land outside the area specifically described and referred to in Item 3 of Schedule A, or • in streets, alleys, or waterways that touch your land. This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. SCHEDULE B - EXCEPTIONS i addition to the Exclusions, you are not insured against loss, costs, attomeys' fens, and expenses resulting from: ort Any rights, interests or claims of parties in possession of the land not shown by the public records. Any easements or liens not shown by the public records. . This exception does not limit the lien coverage in Item 8 of Covered Title Risks. Any facts about the land which a correct survey would disclose and which are not shown by the public records. This exception does not limit the forced removal coverage in Item 12 of Covered Title Risks. 1) Any water rights, claims or title to water on or under the. land. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 1970 WITH A.L.T.A. ENDORSEMENT FORM 1 COVERAGE (AMENDED 10-17-70) SCHEDULE OF EXCLUSIONS FROM COVERAGE tie following matters are expressly excluded from the coverage of this policy: 1. Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now ur h0m.after 0r0ct0d un the land, or prolihiting it separation in owrurrship or a reduction in the dirnen- sions or area of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 2. Rights of eminent duni,,in or governntent.rl rights of IwlicO power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, 011cuntbranc0s, adv0is0 claims, or 00101 rturtU:rs (a) created, suffered, assumed or agreed to by the insured claim- ant; (b) not known to the Company and not shown by the public records but knowntothe insuredclaimant either at Date of Policy or at the date such claimant aatuil0d an e:.tat0 0r interest insur0d by tlis policy or acquired the insured mortgage and not disclosed in writing by the insured claimant to the Company prior to th0 dile such insured claimant became an insured here- under; (c) resulting in no loss or damage to the insured claimant, (d) attaching or created subsequent to Date of Policy (except to the extent insuranco is afforded herein as t0 any statutory lien for labor or material or to the extent insurance is afforded herein as to assessments for street improvements under construction or completed at Date of Policy.) 4. Unenforceability of the lien of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing business" laws of the state in which the land is situated. LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS 1. CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY - 1973 SCHEDULE B This policy does not insure against loss or damage, nor against costs, attorneys' fees or expenses, any of all of which arise by reason of the following: Part I 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assess- ments on real property or by the public records. Proceedings by a public agency which'may result in taxes or assessments, or notices of such proceedings, whither or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which ale not shown by the public records but which could be ascertained by an in- spection of the land or by making inquiry of persons in pos- session thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in hounrl,uy linins, shrutagr in arra; encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public: hands. 5. (a) Unpatented mining claims, (b) reservations or excep- tions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 6. Any right, title, interest, estate or easement in land beyond the lines of the area specifically described or referrred to in Schedule A, or in abutting streets, roads, avenues, alleys, lames, ways or waterways, but nothing in this paragraph shall modify or limit the extent to which the ordinary right of an abutting owner for access to a physically open street or highway is insured by this policy. 7. Any law, ordinance or governmental regulation (including but riot limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions, or location of any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions or arra of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 8. Rights of eminent domain or governmental rights of polio, power unless notice of the exercise of such rights appears in the puhlic records. 9. Defects, liens, encumbrances, adverse claims, or other matwis (a) created, suffered, assumed or agreed to by the insured claimant; (b) not shown by the public records and not otherwise excluded from coverage but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy or acquired the insured mortgage and not disclosed in writing by the insured claimant to the Com- pany prior to the date such insured claimant becameaninsured hereunder; (c) resulting in no loss or damage to the insured claim- ant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had been a purchaser or encumbrancer for value without knowledge. 2. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B - 1970 (AMENDED 10-17-70) SCHEDULE OF EXCLUSIONS FROM COVERAGE 1. Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions of area of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless 'notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest by this policy and not disclosed in writing by the insured claimant to the Com- pany prior to the date such insured claimant became an insured hereunder; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; (e) resulting in loss or damage which would not have been sustained if the insur- ed claimant had paid value for the estate or interest insured by this policy. (List of Printed Exceptions and Exclusions Continued on Reverse Side) VTC -214 as OFFICE oF "!t*vk'v-m 401&�Clr WIT* Alt Ut DAIn 4 M' I o I I ICI PCL. A Fc 7 o 7,6 —,6 Z2 9 .9 0.29 AC NET 1099 ts 100 15 '7S R.0.S.182-M-5 PM.503- M • I fe U. IMPERIAL b 1.7 5 'T7 is c) —J "2 6 7 9 10 L 9 E :26;25124:23:2-2i21:20: K i0o D C -A I�LL6:1 r cflL5 OII A ll l8 '25'25 :25 !'25! tS:,L-5 PASADENA 25 L as , 25 25 , 2s 2" Ld Ld 7 8 1 9 10 11 lz ADRAINA ATE -N -NE— ­j' 14-4-4 PCL. 1 26; 25: 24:2 2. 21 20' z W > 6 6.9 H it R M. ORANGE 4.69-M- 49 cr aa�a80R - aANTA CLARA •COUNTY, CALIFORNIA B00g4 AW SUBDIVISION N2 1 - TOWN OF MONTA VISTA (SHADEDI RESUBDIVISION Ido 1 - T01WN OF MONTA VISTA ---�- ,. 68 14" 67 12 I o A 5 I oo too Laid ; !•ys I� goo o- - •i _ -J AVENUE r s PeO/2 v R M. 508-M-34 ` RR o. . 0.3. 39 �4! —_ S 25 25 25 a D 'j? !/,fi//✓/.//�/ IG$,i : _t. a 30 19 C i III"' i 'll�10 lPo 22 i0o L 3/ ^ goo •4----------- T - ---- its - .�: � --y '°°•- 1 K.2 <I ' E PCL. B r PCL. A ' ---- I215 2 18 �F iG 17, J © ' iC J J i I 1S I 100 t4 — 10O g0 100 �. j___-- " �--_ X=1548.309 P. M. 2b-G- Y= 302 9P 3 AV'E N U X=/348 P9T Y= 50? 492 ' 25 25 , 15 25 5" ^^100 I l0 X00 I too = / 2!I i , 1 mVLn o � � �"� � M � � o _ - • 0 Ib 0 1 t l 12 13 14 C F i L ----------------- ---t-a-�oo D 'i E' ' J « Z56 80 1-79 77 I' , r 119 o - bo ` ioo bol AVENU + I Q Z,Z �6 ZLLJ ui / �1 � �. -•.1 _ l"' ; �'. 1.—fill sci 1 I� CUPERTINO BRANCH 2354 ALUM ROCK AVE. li SAN JOSE, CA 95116 CUPERTINO, CA 95014 PHONE 251.8500 PRUNEYARD BRANCH PHONE 253-7630 i 1930 SOUTH BASCOM AVE. h F 1 tE 0 E Z CAMBRIAN PARK BRANCH PHONE 371 7891 MOUNTAIN VIEW BRANCH 14526 CAMDEN AVE. 605 CASTRO STREET SAN JOSE, CA 951),1 MT. VIEW, CA 94040 PHONE 377-7911 PHONF 968-4427 r� VALLIN 7'ITLE (,OMPANY 300 SOUTH FIRST STREET, SAN JOSE 292-7150 ALUM ROCK BRANCH CUPERTINO BRANCH 2354 ALUM ROCK AVE. 10625 DE ANZA BLVD. SAN JOSE, CA 95116 CUPERTINO, CA 95014 PHONE 251.8500 PRUNEYARD BRANCH PHONE 253-7630 1930 SOUTH BASCOM AVE. CAMPBELL, CA 95008 CAMBRIAN PARK BRANCH PHONE 371 7891 MOUNTAIN VIEW BRANCH 14526 CAMDEN AVE. 605 CASTRO STREET SAN JOSE, CA 951),1 MT. VIEW, CA 94040 PHONE 377-7911 PHONF 968-4427 LocnNy Owned and Operated PROMPT, EFFICIENT, AND COURTEOUS TITLF AND ESCROW SERVICF