REAL PROPERTY COMMITTEE

Transcription

1 REAL PROPERTY COMMTTEE R February 28, 2017 AGENDA TEM AGENDA TEM 3 Review an Reaffirmation of the use of Rights of First Offer an Rights of First Refusal to purchase an preserve open space lans, an General Manager authorization to initiate negotiations on specific properties. GENERAL MANAGER S RECOMMENDATON Forwar a recommenation to the Boar of Directors to reaffirm interest in outstaning Rights of First Offer an Rights of First Refusal to preserve open space lans, an to authorize the General Manager or General Manager s esignee to initiate negotiations upon notification of owners intent to sell certain properties. SUMMARY One of the lan acquisition tools use by the Mipeninsula Regional (District) to purchase esire open space lans is to secure Rights of First Offer an Rights of First Refusal (rights of purchase, rights) from a lan owner. This report provies a recent history on the use of rights of purchase; reviews properties where the District currently hols rights; asks the Real Property Committee (RPC) to reaffirm District interest in those properties; an affirm General Manager authorization to initiate negotiations when a notice of intent to sell has been receive. MEASURE AA This is not a Measure AA project. DSCUSSON A Right of First Offer or a Right of First Refusal grante to the District by a property owner provies the District the first chance to buy a property or match an offer receive from an intereste thir party. The District s use of these rights of purchase have been an effective tool to secure future opportunities to purchase open space lans as they become available for sale. A Right of First Offer obligates the property owner to offer a property for sale to the District before putting it on the open market. This right typically has an election to purchase timeline of 60 ays. This timeline allows for the District an seller to obtain an inepenent appraisal to etermine the fair market value of the property as part of the negotiation process. A Right of First Refusal allows the District the opportunity to match a purchase offer receive from a bona fie thir party buyer or ecline to purchase. A Right of First Refusal has a shorter

2 R Page 2 election to purchase timeline, typically 15 to 30 ays. The District can request an extension, but the seller is not obligate to grant the request. Normally, when any property becomes available for purchase, the RPC is given an opportunity to review or tour the property an evaluate its value to the District s mission. The RPC then makes a recommenation to the full Boar of Directors whether to procee with the purchase. The typical process to se approval to purchase takes a minimum of 60 ays from when an intereste seller first contacts the District. n actuality, it may take longer if there is a nee to complete an appraisal, conuct ue iligence on site conitions, negotiate terms of purchase, an scheule property tours. The District tries to negotiate an secure both Rights of First Offer an Rights of First Refusal on properties of value to the District when possible an follows a similar Boar approval process to purchase these rights. All of the District s existing rights of purchase were previously approve by the Boar of Directors as part of a past lan purchase or transaction. When secure, these rights of purchase are usually recore on title. Securing either Rights of First Offer or Rights of First Refusal oes not commit the District to purchase a property, as any purchase of property requires the full Boar of Directors approval at the actual time of offering. Many years can elapse between when rights of purchase are secure an when the opportunity to exercise those rights emerges. Since the District s formation in 1972, the District has negotiate rights of purchase on many parcels that then le to the purchase of some significant properties or eliminate inholings in various preserves. Currently, the District hols rights of purchase on eleven properties within or ajacent to seven Open Space Preserves (OSP), with varying terms. RGHTS OF PURCHASE Recent use of Rights of Purchase Since 2010, the District has exercise or waive its rights of purchase on four important open space properties ientifie below: 1. n 2010, the District exercise its Rights of First Refusal to purchase the 97.5-acre Silva property as an aition to Russian Rige Open Space Preserve (see report R ). The Boar concurrently approve an assignment of its purchase rights to Peninsula Open Space Trust (POST), an entere into a Lease an Management Agreement with POST to manage the property while in POST ownership. These actions enable the District to secure a $500,000 Coastal Conservancy Grant, which was applie to the District s subsequent purchase of the property from POST in This property provie for the construction of the Minego parking area an trailhea complete in n 2011, the District waive its Rights of First Refusal to the acre Henrys Cre property so that POST coul purchase the property (see report R-11-84) an allow the District time to coorinate a funing partnership with the Santa Clara Valley Water District to purchase the property from POST in 2015 (MAA #22). 3. n 2013, the District exercise its Rights of First Offer to purchase the acre Lobner Trust property as an aition to Monte Bello Open Space Preserve (see report R-13-19). This property facilitates completion of the Upper Stevens Cre Trail connection.

3 R Page 3 4. n 2015, the District exercise its Rights of First Offer to purchase the acre Meyer/Connolly property along Mount Umunhum roa (MAA# 23) as an aition to Sierra Azul Open Space Preserve (see report R ) to secure public rights to a portion of the roa. n the case of the Lobner Trust, an the Meyer/Connolly properties, the District ha very short timelines to exercise the rights of purchase. For the Lobner Trust property, the District ha 21 ays to exercise its Rights of First Offer in the mist of the December holiay season. For the Meyer/Connolly property, the District ha 10 ays to exercise its Rights of First Refusal. n both cases, the District neee to negotiate timeline extensions with the property owners, an even with the extene timelines, was unable to take these lan purchase opportunities first to the RPC as is typically one with propose new lan purchases. Rights of Purchase (see Exhibit 1) The table below ientifies eleven (11) properties, totaling 585 acres, which are subject to rights of purchase. Each of these properties retain their value to the District. n some instances, more than thirty years have elapse since these rights were grante an each has timeline constraints. Because of timeline constraints inherent in these rights, it is important to review an reaffirm all of the properties subject to the rights of purchase. To o so, the RPC is aske to reaffirm the District s interest in these properties. The olest rights of purchase ate back to 1979 an the most recent rights of purchase were recore in Property Owner/Preserve Acres Boar Report Date & # Gallaway, 9/5/2012 El Corte e Maera Cre 1.7 R OSP ncline Trust (Rapley Ranch), 5/26/ Russian Rige OSP R Struggle Mountain, 6/13/ Foothill OSP R Cummings, 1/10/ Skyline Rige OSP R Jenkins, 6/10/ Skyline Rige OSP R Lehigh Quarry (2 parcels), 55 8/13/2014 Rancho San Antonio OSP 210 R Consigny, 12/2/ Picchetti Ranch OSP R Harris, R Fremont Oler OSP Stanton, 12/12/ Sierra Azul OSP R Balaban Trust, Sierra Azul OSP R *Unrecore hel by POST assignable to the District Right of 1 st Offer Right of 1 st Offer Right of 1 st Offer* * Right of 1 st Offer Right of 1 st Offer Right of 1 st Offer Right of 1 st Offer Right of 1 st Offer Election to Purchase Timeline 60 ays 30 ays 30 ays 15 ays 21 ays 60 ays 21 ays 60 ays 30 ays 60 ays 60 ays 15 ays 21 ays 60 ays 21 ays 60 ays

4 R Page 4 Gallaway Property, El Corte e Maera Cre Open Space Preserve. The 1.7-acre Gallaway property was retaine by one of the family members as part of the District s purchase of the 58.2 Gallaway aition to El Corte e Maera Cre Open Space Preserve in This parcel is locate at the terminus of the upper access roa between the Gallaway an the acre Sempervirens Fun properties as an inholing to the Preserve (see Exhibit 2). ncline Trust Property, Russian Rige Open Space Preserve. The seller retaine the 14-acre ncline Trust property when POST purchase the 151-acre Rapley Ranch property in The District subsequently purchase the Rapley Ranch property from POST in 2006 as an aition to Russian Rige Open Space Preserve. The 14-acre unevelope parcel is locate along the entrance roa to the former Rapley Ranch property an surroune by the Preserve on three sies. POST has an unrecore right of first offer an right of first refusal to the subject property, which is assignable to the District (see Exhibit 3). Struggle Mountain Property, Foothills Open Space Preserve. n 1979, the District secure a Right of First Refusal on the 8.53-acre Struggle Mountain property. The property is locate on Page Mill Roa, ajacent to the Foothills Open Space Preserve to the east an to the Los Trancos Open Space Preserve to the south an west across Page Mill Roa. The property is improve with resiential structures occupie by the Struggle Mountain community (see Exhibit 4). Cummings Property, Skyline Rige Open Space Preserve. The seller retaine the 16-acre Cummings property as an inholing in Skyline Rige Open Space Preserve as part of the District s 768-acre Big Dipper Ranch purchase in The District secure a Grant of Right of First Offer an Right of First Refusal at that time. The 16-acre property is improve with a resience an out builings (see Exhibit 5). Jenkins Property, Skyline Rige Open Space Preserve. The seller retaine the 53.6-acre Jenkins property when the District purchase the 54-acre Jenkins aition to Skyline Rige Open Space Preserve in The property inclues a resience an garage with an apartment. t also contains ensely wooe forest (rewoos an Douglas fir) an the confluence of Peters an Lambert Cres, which provies potential spawning habitat for steelhea trout an coho salmon (see Exhibit 5). Lehigh Quarry Properties, Ranch San Antonio Open Space Preserve. The District hols purchase rights on two properties owne by Lehigh Quarry totaling 265 acres. A 210-acre parcel provies a scenic buffer to the Rancho San Antonio Open Space Preserve an the PG&E trail. The 55-acre parcel provies a scenic backrop to the eastern portion of the PG&E trail, the Preserve, an Ranch San Antonio County Park. Rights of purchase were secure in 2014 as part of an agreement to accept two trail easements, two rights of purchase, an a conitional grant ee conveyance in exchange for ismissal of appeal in Mipeninsula Regional Open Space District v. County of Santa Clara et al, Court of Appeal Case No. H (Lehigh ER challenge) (see Exhibit 6). Consigny Property, Picchetti Ranch Open Space Preserve. The 9.14-acre Consigny property is improve with a resience an locate ajacent to Lower Stevens Cre County Park to the east an south. n 1980, the District recore a Restriction Agreement covering 50 acres of property hel by Consigney, incluing a Right of First Refusal, as part of the District s purchase of 97 acres of the total 147-acre Consigny holing. n 1982, the District waive its Right of First Refusal over a portion of the 50 acres so that POST coul purchase a 40-acre portion, which was

5 R Page 5 later transferre to Santa Clara County Parks. Later, Cal Fire acquire a small portion of the property. The District s Right of First Refusal is still effective on the remaining 9.14-acre Consigny property. The Restriction Agreement hel by the District also inclues evelopment an ensity limitations, avisory esign review, an a public trail easement on the owner s remaining lan (see Exhibit 7). Harris Property, Fremont Oler Open Space Preserve. The 1.03-acre Harris property is improve with a moest single-family resience an garage at the en of Prospect Roa an is an inholing to the Preserve. n 1988, the District secure a Grant of Right of First Refusal when purchasing a vacant 1.22-acre parcel surroune by the Preserve. As an inholing, the property woul be very visible if improve with a large estate resience, an may be esirable to the District as a future employee resience (see Exhibit 7). Stanton Property, Sierra Azul Open Space Preserve. n 2008, the District secure a Grant of Right of First Offer an Right of First Refusal on acres as part of an agreement to purchase an univie half interest in the ajacent 96-acre Stanton property. The acre property is locate off Reynols Roa an surroune by the Rancho e Guaalupe area of the Sierra Azul Open Space Preserve on four sies, with two private improve properties to the west an one improve private property to the north. The Stanton property provies a connection to the New Hagan meaow area of the Preserve. The property is improve with two trailer resiences an several unoccupie structures (see Exhibit 8). Balaban Property, Sierra Azul Open Space Trust. The 95.4-acre Balaban property is a large inholing in the Alamitos Cre watershe area of Sierra Azul Open Space Preserve. n 2011, the District secure a Grant of Right of First Offer as part of an agreement to purchase 83 nearby acres from the property owner. The property is improve with a trailer resience an a recreational pon along a rigeline (see Exhibit 9). n aition, the District hols rights to purchase the remaining term interest in two properties sol to private parties. These term ownership interests are ientifie in the table below: Term nterest Owner/ Preserve Guenther, Skyline Rige OSP Thornton-Simone (prior Anerson-Niswaner), Long Rige OSP Acres Date Boar Report 12/17/1997 R &109 9/27/2000 R /24/2015 R Right of 1 st Offer Election to Purchase Timeline 30 ays 30 ays 60 ays Guenther Term nterest, Skyline Rige Open Space Preserve. n 1997, the District sol a 50-year Term nterest in a 10-acre property off Alpine Roa, incluing a resience, pool an pool house, cabin an outbuilings to Jake an Tamara Guenther. The term has 30 years remaining. The property is subject to reserve patrol an trail easements, esign an review approval of future improvements, an a Right of First Refusal with a 30-ay time to respon to any future private party purchase offers. At the en of the remaining term interest, fee title to the property reverts to District fee ownership (see Exhibit 5).

6 R Page 6 Thornton-Simone Term nterest, Long Rige Open Space Preserve. n 2000, the District sol a 40-year Term nterest in 13.9-acre property along Portola Heights Roa, incluing a resience, in-law unit an outbuilings, to Tom Anerson an Sherry Niswaner. The property is subject to a reserve open space an trail easement as the Long Rige Trail circles a portion of the property. The property is also subject to esign an review of future improvements an a Right of First Refusal. n 2015, Anerson-Niswaner sol to Thornton-Simone the remaining 26 years of their Term nterest. The District ecline its Right of First Refusal to allow this Term nterest sale. As part of this sale transaction, the District negotiate an Amenment to the original agreement, which increase the District s Right of Refusal notice requirement from 30 to 60 ays to give more time to consier matching any purchase offer that may be receive in the future. The term has 24 years remaining. At the en of the remaining term interest, fee title to the property reverts to District fee ownership (see Exhibit 5). General Manager Authorization to Exercise Rights of Purchase The oler rights to purchase typically have short purchase election timelines of less than 30 ays. Six (6) properties have short election timelines: ncline Trust, Struggle Mountain, Cummings, Consigny, Harris, an Stanton. Shorter timelines o not provie the opportunity to bring these purchase opportunities to the RPC for iniviual consieration an it is not certain that the District woul be able to negotiate extension of terms. As mentione previously, most of the District s Rights or First Offer provie 60 ays to allow time to obtain an inepenent fair market value appraisal of the property. An appraisal usually takes 30 to 40 ays to complete, which leaves between 20 an 30 ays for the seller an District to negotiate an agree upon the purchase price an terms. Therefore, the timelines for these future purchase opportunities may not provie an opportunity to bring these opportunities back to the RPC for consieration. f the RPC reaffirms interest in these properties, the General Manager recommens initiating negotiations irectly when the District receives a notice of intent to sell from the property owner, an inform the Boar of negotiations at the earliest possible ate (bi-wely report or FY at next Boar meeting). This reaffirmation inclues an unerstaning from the RPC that given the short timelines, these items may not come before the RPC for review, but may go instea irectly to the full Boar for consieration of purchase. As note above, any future purchase of one these properties requires the full Boar of Directors to consier purchase approval. FSCAL MPACT No fiscal impact. PUBLC NOTCE The property owners subject to the Districts right to purchase were notifie of this meeting. Public notice was provie as require by the Brown Act. CEQA COMPLANCE This item is not a project subject to the California Environmental Quality Act.

7 R Page 7 NEXT STEPS Following RPC consieration, the General Manager will forwar the RPC s recommenations to the full Boar of Directors for consieration an approval. Attachments 1. Exhibits 1 through 9: Location maps for the properties escribe in this report Responsible Department Hea: Michael Williams, Real Property Manager Prepare by: Michael Williams, Real Property Manager Graphics Prepare by: Torie Robinson

8 TE A G U E H L L 1 PU R S MA CREEK RED WO O D S EL CO RTE DE MA DE RA CREEK JA S P E R RD G E RE SER VE WUND ER LCH PA R K Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\RegionWie_ _V2.mx COAL CREEK FO O THLLS FO OT H L L S PA R K RANC H O SAN ANTONO 3 RU S S A N RDGE 84 Property List 1 Gallaway 2 ncline Trust MEMOR AL PA R K PESCA D ERO C R E E K PA R K 3 Struggle Mountain 4 Guenther (Term nterest) B U TA N O FA R M S Cummings 6 Jenkins 7 Thonton-Simone (Term nterest) 8 Lehigh AQuarry ÑO 9 N UE VO S TAT E Consigny PA R K Stanton 12 BalabanC A S C A D E SK YL N E RDGE MONTE BEL LO UPPER STEVENS CR EEK CO UN TY L O N G PA R K RDGE PCC HE TT RANC H FRE MO NT OLD ER 9 10 S A R AT O G A G A P 17 PO RTO L A RED WOO D S S TAT E PA R K K R VAV C A 5 Harris SA M MCD O NA LD PA R K ALPN E RA NC H 4 8 LO S TR A N C O S 1 Create By: trobinson LA HO N D A CREEK W N DY H LL T U N TA S CREE K TH O RN EW O O D SA N B O RN CO UNT Y PA R K BL M B U TA N O S TAT E PA R K CASTLE RO CK S TAT E PA R K EL SERENO 9 F E LT O N S TAT O N B G B AS N RED WOO D S S TAT E PA R K S T. JOSEPH'S HL L 11 ALMA DEN Q U C K S LV E R PA R K BEAR C REE K RED WO O D S S ER R A AZUL 12 RA NC H K AT Z LOMPCO Exhibit 1. Properties with District Rights of Purchase Mipeninsula Regional Other Protecte Open Space or Park Lans Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

9 92 Half Moon Bay Star H il l R -92 oa PURSMA CREEK REDWOODS OPEN S PA C E P R E S E R V E Rewoo City Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\Gallaway_ mx M i t c h e l C re e k e R it a s re Area of 1 Detail Gallaway APN Acres ae E l C o r te e M Cr tas Tuni n Tu C 84 Gallaway Purchase (2012) ra C r e e k Ac c ess Roa EL C ORT E DE MADERA CREEK O PEN S PA C E P R E S E R V E R. Sempervirens Fun Purchase (2012) ti Na v ns Create By: trobinson T U N TA S C R E E K PRESERV E o es Exhibit 2. Gallaway Property (El Corte e Maera OSP) Gallaway Purchase (2012) Sempervirens Fun Purchase (2012) Private Property Property Access Roa Mipeninsula Regional Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

10 WNDY HLL k ee Cr p COAL CREEK Ra La C re ng ley Rapley Ranch Purchase (2006) Mountain View ee RUSSAN RDGE Wo Create By: trobinson 84 Area of Detail o h a m s C r Cupertino M i ne go Cr e R a pl e y C r e e k k or 9 Exhibit 3. ncline Trust Property (Russian Rige OSP) Private Property Rapley Ranch Purchase (2006) Lan Trust Property Access Roa te M Mipeninsula Regional Feet 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features. 1,050 2,100 C re e k ley Ra nc e ra Palo 101 Alto 280 R oa Ro a ncline Trust APN Acres in e a o hr Ro ut e al f f C r e te lp C oru a Wo A S ta Co CA cess Ac Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\nclineTrust_ mx AUDUBON SOCETY

11 F O O T H L L S PA R K ( C T Y O F PA L O A LT O ) Palo 101 Alto 280 Mountain View Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\StruggleMtn_ mx 84 Los Struggle Mountain APN Acres Tra nc os Cr FOOTHLLS Cupertino Area of Detail 9 ee k Struggle Mountain Purchase (1979) HDDEN VLLA l Roa Page Mil CTY OF PA L O A LT O W LOS TRANCOS es be A o or k t F Create By: trobinson Cr e MONTE BELLO Exhibit 4. Struggle Mountain Property (Los Trancos OSP) MROSD Easement over Other Protecte Lan Private Property Non-MROSD Easment over Private Lan Struggle Mountain Purchase (1979) Other Protecte Lans MROSD Easement over Lan Trust Mipeninsula Regional Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

12 Alpine Pon Ac R ne oa MONTE BELLO Sunnyvale be 9 17 Jenkins Purchase (1984) Jenkins APN Acres Cummings APN Acres c Area of Detail ab Di A m La re rt C Cupertino SKY LN E RDGE lo LONG RDGE r tola Sta t e Park R Way Roa Thonton-Simone (Anerson-Niswaner) APN Acres H la Po r t o PO RT OL A REDW O O DS S TAT E PA R K Exhibit 5. Cummings, Jenkins, Guenther, Thonton-Simone Properties (Skyline Rige & Long Rige OSP) MROSD Conservation or Agriculture Easement Other Protecte Lans MROSD Easement over Lan Trust Big Dipper Purchase (2003) Jenkins Purchase (1984) Private Property Partial MROSD Ownership Property Access Roa e s Cre k ts R Long Rig er oa Pe t e r Po PESCADER O S TAT E PA R K Guenther APN Acres H o r s e s h o e84 Lake Big Dipper Purchase (2003) i Alp 101 Mountain View 280 CA State Rou te Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\Cummings&Jenkins_ mx l ss ce Create By: trobinson l Tr a i RUSSAN RDGE Hil oa ss R ce Minego Mipeninsula Regional Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

13 k Mora e Cr ee ob A il Lehigh Quarry APN Acres (Portion) il Pe nt e e 101 Mountain View C re e k Sunnyvale C re 84 Go l M in e Cr k ee Area of Detail Exhibit 6. Lehigh Quarry Properties (Rancho San Antonio OSP) MROSD Easement over Lan Trust Private Property MROSD Mgt. Agreement over Other Protecte Lan Other Protecte Lans MROSD Easement over Private Lan C 9 re S t ev e ns ia n C a bi n Cupertino n Create By: trobinson Palo Alto 280 an C y Re Driv e rm MONTE BELLO y 280 Tr a PG& E Tr a Ba e M Lehigh Quarry APN APN Acres (Portion) re Dr i v ora Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\Lehigh_ mx na Ave ist o a ale Cr M g RANCHO SAN AN TON O O PEN S PA C E P R E S E R V E Mipeninsula Regional Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

14 Ro rt na Re g Re Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\Consigny_ mx gn ar t C re a Stevens Cre Re s e r v o i r Swiss C re be te Harris APN Acres e ns M on Stev PCCHETT RANCH OPEN S PA C E P R E S E R V E FREMONT OLDER PR ES ERV E Ca ll or oa. R on ny Consigny APN Acres Prosp Palo Alto 280 e c t Cr ee k A cc 101 ess R oa os Pr pect Roa Mountain View Sunnyvale 84 Cre ns ve STEVENS CREEK C O U N T Y PA R K St e Create By: trobinson 9. n R E e. Area of Detail Consigny Purchase (1980) Mt Cupertino Exhibit 7. Consigny Property (Picchetti Ranch OSP) an Harris Property (Fremont Oler OSP) Non-MROSD Easement over MROSD Preserve Private Property MROSD Easement over Private Lan Consigny Purchase (1980) Other Protecte Lans Watershe Lan Property Access Roa Mipeninsula Regional Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

15 Cherry Springs Pon a lu pe Cre Re y n ol s Ro SERRA AZUL PRESERV E a G ua a l u p e Re s e r v o i r Stanton APN Acres New Hagen Meaows A L M A D E N Q U C K S LV E R PA R K Cupertino Los San Jose 17 9 R Ca p nc os re Create By: trobinson ill C Stanton Purchase (2008) (1/2 nterest) s R Hick a i n c o n C re e k it Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\Stanton_ mx Gua Area of Detail Exhibit 8. Stanton Property (Sierra Azul OSP) MROSD Easement over Other Protecte Lan Private Property Non-MROSD Easment over MROSD Stanton Purchase (2008) (1/2 nterest) Other Protecte Lans Partial MROSD ownership Property Access Roa Mipeninsula Regional Miles 0 While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features

16 Path: G:\Projects\a_Districtwie\RealProperty\RightOfFirstRefusalProperties\Balaban_ mx Barl o w Roa Woo s Trail Mt. Um u nhum Roa BalMountain T rail S E R R A A Z U L P R E S E RVE Herbert Cre Balaban Purchase (2011) Alam Woo Roa Trail Hi cks R itos Roa Alamitos Cre Balaban APN Acres A L M A D E N Q U C K S LV E R PA R K Cupertino 9 Alamitos Ro a Almaen Reservo ir R A N C H O C A Ñ A D A D E L O R O P R E S E RV E 17 San Jose 101 Create By: trobinson Exhibit 9. Balaban Property (Sierra Azul OSP) Private Property Other Protecte Lans MROSD Easement over Other Protecte Lan Balaban Purchase (2011) Non-MROSD Easement over MROSD Preserve Property Access Roa While the District strives to use the best available igital ata, these ata o not represent a legal survey an are merely a graphic illustration of geographic features. Area of Detail Mipeninsula Regional Miles