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HomeMy WebLinkAboutBuena-Vista-Mobile-Home-Park-ID3367 City of Palo Alto (ID # 3367) City Council Informational Report Report Type: Informational Report Meeting Date: 12/17/2012 December 17, 2012 Page 1 of 5 (ID # 3367) Title: Buena Vista Mobile Home Park Update Subject: Status Update for Buena Vista Mobile Home Park From: City Manager Lead Department: Planning and Community Environment Recommendation This is an informational update only and no Council action is required. Background On November 9, 2012, an application was submitted by Joe Jisser, the owner of the Buena Vista Mobile Home Park (Park), to close the Park in accordance with the City’s Mobilehome Park Conversion Ordinance (Ordinance) Chapter 9.76 of the Palo Alto Municipal Code. By Ordinance, the Park owner and the City are required to follow a set of rules for determining the potential impacts of the closure on the mobilehome owners residing in the Park and to determine appropriate relocation assistance for the Park residents. The Ordinance (Attachment E) includes the following basic steps in the process, and in some cases, timelines for each: 1. Applicant files closure application. 2. Applicant retains with the City’s approval, a Relocation Specialist and an Appraiser. 3. Applicant distributes a Resident Questionnaire to all residents, outlining their particular circumstances (mobile home ownership and value, family and special needs, etc.). 4. Relocation Specialist meets individually (generally multiple times) with each household to outline options for relocations and financial assistance. 5. A Relocation Impact Report (RIR) is provided to the City, to address the proposed relocation assistance to be provided to each eligible household. 6. An appraisal of the value of the Park is provided to the City. 7. A hearing with a City-selected Hearing Officer is conducted to determine whether residents have agreed upon relocation assistance terms or to adjudicate disputes. 8. If desired by any resident, an appeal to the City Council is available to consider individual relocation concerns or objections; and 9. Following final determinations, a Notice of Relocation is issued and a minimum of six (6) months is afforded to residents in order to relocate from the Park and for the park owner to provide the relocation assistance required by the City as a condition of conversion. December 17, 2012 Page 2 of 5 (ID # 3367) The overall timeline for the above process is likely to take at least six (6) months, prior to the Notice of Relocation, so at least 12 months from the application to relocation. Staff also notes that the Ordinance and relocation assistance requirements are not applicable to the 13 rental housing units on the site, which may be converted or redeveloped without respect to these provisions. Steps pursued thus far in the process are outlined in the Discussion section below. Development Proposal On September 12, 2012, a Pre-screening application for preliminary review of the rezoning of the site was submitted by Prometheus Real Estate Group, on behalf of the Park owner. The Pre- screening application is for the rezoning of the site from RM-15 (low density multi-family; 15 units/acre) to RM-40 (high density multi-family; 40 units/acre). The proposed design would be for a 180-unit apartment development consisting of a mix of one- and two-bedroom apartments. The development would consist of five separate buildings, ranging in height from two- to four- stories. Staff is currently reviewing the application and it is anticipated that the Pre-screening application will be presented to the Council in early 2013. A tentative December 10, 2012 date was deferred due to the developer’s need to revise plans to reflect some initial staff concerns and to allow the Mobile Home Park Closure process to begin. Discussion The Park is located at 3980 El Camino Real (Attachment A) and is situated on four parcels encompassing a total land area of approximately 4.5 acres (196,020 sq. ft.). The existing mobile home park consists of 104 mobile homes, 12 studio units and one single family home. The studios and single family units are rental units. The site is zoned RM-15 (low density multi- family) with a Comprehensive Plan land use designation of Multi-Family. The site is located within the Barron Park neighborhood, just south of the corner of Los Robles Avenue and El Camino Real. Directly across the street from the site along Los Robles Avenue are the three- story 46-unit Montage Apartments and the 37-unit two-story Villa de Las Plazas. The western border of the property is adjacent to a 16- unit, two-story apartment building and one and two- story single family homes, all located on Magnolia Drive. The southern border of the site is shared with a two-story affordable apartment community owned by the Palo Alto Housing Corporation and the northern border is shared with an existing retail building that includes Baja Fresh, Jamba Juice, C2 Education Center, Imperial Spa (formerly Blockbuster Video) and the Valero Gas Station, which all front on El Camino Real. The commercial areas are owned by the same owner but are not proposed for conversion or land use change. Proposed Mobile Home Park Closure Process The Background section outlined the primary steps required by the City’s Mobilehome Park Conversion Ordinance. To date, the following has transpired:  An application for closure of the Park was submitted on November 9, 2012 (Attachment B). December 17, 2012 Page 3 of 5 (ID # 3367)  The City mailed notice to all Park residents (in English and Spanish) that an application for closure was submitted and a summary of some of the next steps in the process was provided (Attachment C).  The City reviewed and subsequently approved the hiring of David Richman of Autotemp as the Relocation Specialist. Mr. Richman and his firm have conducted a number of mobilehome park closures or conversions with good success and a record of working well with residents in other cities. They also provide bilingual (English/Spanish) staff and can accommodate other language needs as required.  The City also approved Beccaria and Weber Real Estate as the Appraiser for the owner, and expects that staff or an outside appraiser for the City will peer review the appraisal.  A Resident Questionnaire (based on the specific requirements of the Ordinance) was prepared by staff and delivered to the applicant/Park owner.  The Park owner scheduled four separate meetings during a two- day span on December 11 and December 12, 2012 (letter invitation included as Attachment D). The purpose of the meetings is to provide an overview of the conversion process, introduce the Relocation Specialist and answer questions the residents have. Staff will attend the meetings, and the Planning Director will report back to the Council about any significant outcome. The following timeline outlines likely next steps in the process:  January/February 2013: The Relocation Specialist will meet with and assist each household with completing the confidential Resident Questionnaire. The questionnaires are to be kept separately from the rest of the application materials and will not be included in the Relocation Impact Report. The Relocation Specialist will continue to meet with residents to draw up proposed relocation assistance plans as input to the RIR.  March 2013: The Relocation Impact Report (RIR) and appraisal would be submitted to staff for review, outlining the relocation assistance package provided for each household (e.g., relocation to another mobilehome park, relocation to some other form of housing, and/or financial assistance). Staff has 30 days to determine the request is “complete” or to ask for additional information.  April 2013: Assuming the application is then complete, a date (within 60 days) would be set for a Hearings Officer to consider any objections. The basis for the determination (and Council’s as well, if necessary) is that the relocation proposals are reasonable, given individual circumstances. Staff will confer with the City Attorney’s Office in order to select a Hearing Officer from outside City staff.  May 2013: The Hearings Officer would conduct a hearing and render a decision. The decision is appealable to the City Council.  June 2013: The City Council would hear the appeal(s), and its determination would be final.  July 2013: Notice of Closure and Relocation would be issued to the residents of the December 17, 2012 Page 4 of 5 (ID # 3367) Mobile Home Park. A minimum of 6 months would be required for relocation. The Park would need to be vacated by the end of 2013 if this schedule is maintained. Outreach to Park Residents and Neighbors Staff has initiated two outreach meetings with about ten residents of the Mobile Home Park, who are helping to represent others as well. The meetings have been informational in nature, and staff believes the meetings also have been helpful to provide a better understanding of the process. The most recent meeting was held on December 5, 2012, prior to the upcoming community meetings scheduled by the Park owner, and also included two attorneys from a public interest law firm who are assisting the residents. Staff also provided a notice to all residents upon receipt of the closure application, and has provided all a copy of the City’s Ordinance (both documents are in English and Spanish). Staff will also participate in the upcoming resident community meetings and has strongly encouraged the Park owner/applicant to allow the Palo Alto Mediation Program (Project Sentinel) to facilitate those meetings (which they have agreed to). A Spanish translator will also be available. In addition, staff has provided most of the same information to the Barron Park Homeowners Association, primarily through their president, and has responded to several inquiries from that group. Staff is scheduled to attend the Barron Park HOA meeting on February 10, 2013, to discuss the issues pertaining to the Park. Lastly, staff has talked to a couple of representatives of the Palo Alto Unified School District (PAUSD) to convey information about residents’ concerns regarding attendance in the school district if they are relocated. Staff is aware of PAUSD’s ongoing discussions about this issue. Alternatives The Ordinance does not grant discretion to the City to deny a closure request, but only to determine that reasonable relocation assistance has been offered. Potential alternatives to the closure generally include some other entity purchasing the Park and retaining the mobile homes, or working with the owner to co-develop the site to include affordable housing that may provide for some of the residents to be displaced. Staff continues to try to contact a non- profit housing organization in Sacramento which has intervened in mobile home closures or conversions elsewhere in California, but staff has not been able to make contact to date. A group of Palo Alto community residents has indicated an interest in pursuing something along these lines with the owner, but has not reported back to staff on their efforts. Proposed Rezoning/Redevelopment As stated earlier, Prometheus Real Estate Group submitted a Pre-screening application for the purposes of getting some initial feedback from the Council regarding the proposed zone change from RM-15 to RM-40. The applicant has deferred the request from December 10, 2012, to as yet undetermined date in the first quarter of 2013. Staff has informed the applicant of the highly discretionary nature of the rezoning process, and the likelihood that the rezoning process could become intertwined with the closure process. The Park owner has indicated an intention to proceed with the Park closure regardless of the outcome of any rezoning request by December 17, 2012 Page 5 of 5 (ID # 3367) Prometheus. Prometheus, nevertheless, is the primary contact for staff on both the closure process and the potential redevelopment. Policy Implications Comprhensive Plan Program H-41 (Housing Element) specifically recognizes the Buena Vista Mobilehome Park as providing low- and moderate-income housing opportunities in Palo Alto, and that any redevelopment of the site must be consistent with the Ordinance and applicable state law. The Program further indicates that, to the extent feasible, the City will seek appropriate local, state and federal funding to assist in the preservation and maintenance of the existing units in the Park. Environmental Review Environmental review is not required for an information report on the subject. Staff is evaluating whether an Initial Study and an environmental review will be required, pursuant to the California Environmental Quality Act (CEQA), in conjunction with the closure of the Park. CEQA review will be required for the subsequent entitlement review for the Prometheus proposal. Attachments:  Attachment A: Location Map (PDF)  Attachment B: Mobile Home Park Closure Application (PDF)  Attachment C: City Courtesy Notice Informing Residents of Upcoming Owner Meetings (DOCX)  Attachment D: Letter to Residents re: Owner Meetings (DOCX)  Attachment E: Mobile Home Park Conversion Ordinance (PDF) 137-12-008 137-12-002 1-042 7-12-064 137-12-065 137-12-057 137-12-044 43 137-22-067 137-22-068 137-22-078 137-22-077 137-12-071 137-12-006 137-11-097 137-11-038 137-11-041 137-12-002 137-12-001 137-23-056 137-23-055 137-22-078 137-22-077 137-22-076 137-23-073 137-11-071 137-23-047 137-23-046 137-11-102 137-11-101 16 17 15 10 9 8 7 6 5 4 3 2 1 Cottages Shop115114 107 82 83 84 14 85 113 112111 110 109 108 106 105 104 103 63 65 52 4635 4536 4437 19 20 22 23 1086 87 9 24 25 8 21 22 Cottages 89 7 26 5 29 1 31 30 2 3 4 77 78 79 80 81 61 57 59 Office & Home 54 64 53 51 34 38 18 13 12 21 11 88 23 Cottage 27 6 28 Laundry & Restrooms 40 4239 56 62 102 101 Glass Slipper Hotel Jamba Juice Blockbuster Video 32 48 70 68 67 66 73 72 71 69 49 ComfortInn 75 74 76 60 50 58 5543 41 33 47 B1 B3 B4 EL CAMINO REALLA SELVA DRIVE MAGNOLIA DRIVE SOUTH VILLA VERA VILLA REAL (PRIVATE) VILLA VISTA (PRIVATE) LOS ROBLES AVENUE EL CAMINO REAL This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. 0' 131' 3980 El Camino Real Buena Vista Mobilehome Park CITY OF PALO ALTOINCORPORATED CALI FORNIA P a l o A l t oT h e C i t y o f APRIL 1 6 1894 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2012 City of Palo Alto jnortz, 2012-12-10 10:43:25Parcel Report (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) November 26, 2012 Address Block Address Block Address Block Dear Buena Vista Resident: We are writing to inform you that the City has received an application to close the Buena Vista Mobile Home Park. We received the signed application from the park owner, Mr. Toufic Jisser, on November 9, 2012. Based on the City of Palo Alto Municipal Code Section 9.76 (Mobilehome Park Conversion Ordinance), the City is required to follow a set of rules for determining the potential impacts of the closure on the mobilehome owners residing in the park and to determine appropriate relocation assistance for the residents. This process is expected to take a minimum period of approximately 6- 12 months, and the City hopes to assist the residents to better understand the process and schedule. In an effort to further explain the next steps in the process and to address any questions or concerns you may have, the owner will be holding a few upcoming meetings. The dates, times and location for the meetings will be provided in a letter provided by the owner that is anticipated to arrive later in the week. During these meetings, the persons involved with the closure process will be introduced and their roles in the process will be explained. City staff will also attend the meetings. If you have any additional questions or concerns, please feel free to contact Jason Nortz at (650) 617-3137 or Jason.nortz@cityofpaloalto.org. Sincerely, Curtis Williams Director, Planning and Community Environment Cc: Joe Jisser Estimado “Buena Vista” Residente: Le escribimos para informarle que la Ciudad ha recibido una aplicación para cerrar el Buena Vista Mobile Home Park. Hemos recibido la aplicación firmada por el propietario del parque, el Sr. Toufic Jisser, el 9 de noviembre de 2012. Consistente con la Sección del Código Municipal 9,76 (Móviles Ordenanza de Conversión Park), la Ciudad está obligada a seguir una serie de reglas para determinar los posibles efectos del cierre del Buena Vista Mobile Home Park para los propietarios de casas móviles que residen en el parque y para determinar las opciones de asistencia de reubicación para los residentes. Este proceso se espera que tenga una duración mínima de aproximadamente 6-12 meses, y la ciudad espera ayudar a los residentes a comprender mejor el proceso y el calendario. En un esfuerzo para explicar con más detalle los pasos a seguir en el proceso y para responder a cualquier pregunta o preocupación que usted pueda tener, el propietario llevará a cabo una serie de reuniones futuras. Las fechas, horarios y ubicaciones de las reuniones serán proporcionados en una carta provista por el propietario del parque. Esta carta llegará más tarde esta semana. Durante estas reuniones, las personas implicadas en el proceso de cierre serán presentadas, también se explicará las funciones que ellos desempeñarán en el proceso. Empleados de la ciudad también estarán presentes en las reuniones. Si usted tiene alguna pregunta o inquietud, por favor no dude en ponerse en contacto con Jason Nortz en (650) 617-3137 o Jason.nortz@cityofpaloalto.org Sincerely, Curtis Williams Director, Planning and Community Environment CC: Joe Jisser November 27, 2012 Address Block Address Block Address Block Dear Buena Vista Resident: You may recall that I wrote to you in September of this year to inform you that our family had started the process of evaluating possibilities to redevelop the Buena Vista Mobile Home Park. After much consideration and thought and 26 years of managing the Park our family has decided to begin the process of closing the park. As the first step in this process, we have filed an application for Park closure with the City of Palo Alto in accordance with their Mobile Home Park Conversion ordinance. Recently you may have received a “courtesy notice” from the City informing you that this application had been filed. In order to provide you with additional information related to the timing and process for closing the Park we would like to invite you to meet with us at one of four separate informational meetings on one of two separate evenings, Tuesday December 11th or Wednesday December 12th. Due to the size of the meeting facilities, each meeting will include roughly one fourth of the Park’s mobile home owners. Identical information will be shared in each separate meeting. At these meetings we will be accompanied by our consultants who will outline the steps of the closure process and timing, the different entities involved, and pursuant to the City’s ordinance, the potential benefits that may be provided to mobile home owners as mitigation for impacts to them caused by closing the Park. One of the consultants will be a housing relocation specialist who will be working with you to help you identify and find new housing. You will also have the opportunity to ask questions during the meeting. Spanish translation will be provided for all meetings if needed. If you are in need of transportation to or from the meeting, other special accommodations, or if you cannot attend on the evening or at the time assigned, please notify me at the Park office (650.493.5700ph) as soon as possible so we can make arrangements for you. Light refreshments will be provided for each meeting. Buena Vista Mobile Home Park Closure -- Informational Meeting Invitation: What type of meeting?: An informational meeting to explain the next steps of the Buena Vista Mobile Home Park Closure process. Who should attend?: All mobile home owners. (Renters are also welcome to attend although much of the information shared may not apply directly to their specific situation) Where?: Key’s Middle School (Library, 2nd floor, elevator available), 3981 El Camino Real, Palo Alto, CA (across the street from Buena Vista) When?: Four separate meetings for four separate groups  Mtg #1 - 12/11/12 at 5:30pm - Mobile Home Spaces 1 – 27, Renters at Units 1C, 2C, 3C, 4C, 5C, 6C, and 7C  Mtg #2 - 12/11/12 at 7:00pm – Mobile Home Spaces 28 – 52  Mtg #3 - 12/12/12 at 5:30pm – Mobile Home Spaces 53– 78  Mtg #4 - 12/12/12 at 7:00pm - Mobile Home Spaces 79 – 104, Renters at Units 8C,9C,10C,21C,22C, and HOME. Sincerely, Joe Jisser cc: Curtis Williams, Director, Planning and Community Environment, City of Palo Alto November 27, 2012 Address Block Address Block Address Block Estimado “Buena Vista” Residente, Ustedes recordarán que yo escribí en septiembre de este año para informarles que nuestra familia se había comenzado el proceso de evaluación de las posibilidades de reurbanización de la propiedad "Buena Vista Mobile Home Park." Después de mucha consideracióny pensamiento y de 26 años de gestión del Parque nuestra familia ha decidido iniciar el proceso de cierre del parque. Como primer paso en este proceso, se ha presentado una aplicacion de cierre del parque con la ciudad de Palo Alto, en conformidad con su ordenanza “Parque de Casas Móviles de Conversión”. Recientemente usted puede haber recibido un "aviso de cortesía" de la ciudad que le informa que esta aplicación había sido presentada. Con el fin de darle información adicional relativa al calendario y el proceso para el cierre del parque, nos gustaría invitarle a reunirse con nosotros en una de las cuatro reuniones separadas de información sobre una de las dos noches separadas, Martes 11 de diciembre o el miércoles 12 de diciembre. Debido al tamaño de las salas de reuniones, cada sesión incluirá aproximadamente una cuarta parte de los propietarios del parque de casas móviles. Idéntica información será compartida en cada reunión separada. En estas reuniones, estaremos acompañados por nuestros consultores que se describen los pasos del proceso de cierre y el momento, las distintas entidades involucradas, y de conformidad con la ordenanza de la Ciudad, los beneficios potenciales que se pueden ofrecer a los propietarios de casas móviles como mitigación de los impactos a ellas causadas por el cierre del Parque. Uno de los consultores será un especialista en reubicación de viviendas que vayan a trabajar con usted para ayudarle a identificar y encontrar una nueva vivienda. Usted también tendrá la oportunidad de hacer preguntas durante la reunión. Traducción al español se prestará para todas las reuniones si es necesario. Si usted está en necesidad de transporte hacia y desde la reunión, otros servicios especiales, o si usted no puede asistir a la noche oa la hora asignada, por favor notifique a mí en la oficina del Parque (650.493.5700ph) lo antes posible para que podamos hacer los arreglos para usted. Refrescos se proporcionará para cada reunión. "Buena Vista Mobile Home Park” Clausara- Invitación Reunión Informativa: ¿Qué tipo de reunions?: Una reunión informativa para explicar los siguientes pasos del proceso de Buena Vista Mobile Home Park Clausura. ¿Quién debe asistir?: Todos los propietarios de casas móviles. (Inquilinos también están invitados a asistir, aunque mucha de la información compartida no pueden aplicarse directamente a su situación específica) ¿Dónde?: “Key’s Middle School” (en la Biblioteca, 2 ª planta, ascensor disponible), 3981 El Camino Real, Palo Alto, CA (cruzando la calle El Camino de “Buena Vista”) ¿Cuando?: Cuatro reuniones separadas para cuatro grupos separados • Mtg # 1 - 12/11/12, el martes, a las 5:30 pm - Los espacios para casas móviles desde 1 a 27, Inquilinos de casas 1C, 2C, 3C, 4C, 5C, 6C, 7C. • Mtg # 2 - 12/11/12, el martes, a las 7:00 pm - Los espacios para casas móviles desde 28 a 52 • Mtg # 3 - 12/12/12, el miércoles, a las 5:30 pm - Los espacios para casas móviles desde 53 a 78 • Mtg # 4 - 12/12/12, el miércoles, a las 7:00 pm - Los espacios para casas móviles desde 79 a 104, Inquilinos de casas 8C, 9C, 10C, 21C, 22C, HOME. Atentamente, Joe Jisser cc: Curtis Williams, Director de Planificación y Medio Ambiente de la Comunidad de la Ciudad de Palo Alto