HomeMy WebLinkAboutMay 14 2001 Staff ReportFROM CITY ATIORNEY
April 26, 2001
THE HONORABLE CITY COUNCIL
Palo Alto, California
RE: Final Report on Buena Vista Mobile Home Park:
Request for Approval of Park Conversion Ordinance
and Long-Term Preservation Strategies
ORD INANCE OF THE COUNCIL OF THE CITY OF PALO AL TO
AMENDING TITLE 9 OF THE PALO ALTO MUNICIPAL CODE
TO ADD CHAPTER 9. 7 6 RELATING TO MOB ILEHOME PARK
CONVERSION
Dear Members of the Council:
This report concludes our efforts in response to the
Council's December 19, 2000 actions to mitigate unexpectedly
large rent i nc re ases at the Buena Vista Mobilehome Par k (BVMHP) .
We are recommending three Council ac tions :
1. Introduce and approve the accompan ying Park Conversion
Ordinance for first reading
2. Approve the Lon g-Te rm Preservation Strategy Deal
Points and direct staff to prepare and process an
implementing d evelo pmen t agreement
3. Approve the mobilehome park-adapted Utilities
Ratepayer Assistance program resolution, which is
under separate cover in CMR 216:01.
This report includes the following action documents:
1. The Park Conversion Ordinance which would create a new
Palo Alto Municipal Code Chapter 9.76
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THE HONORABLE Ci_f JUNCIL
April 26, 2001
Page 2
RE: Final Report on Buena Vista Mobile Home Park:
Request for Approval of Park Conversion Ord in ance
and Long-Term Preservation Strategies
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING TITLE 9 OF THE PALO ALTO MUNICIPAL CODE
TO ADD CHAPTER 9. 7 6 RELAT ING TO MOB ILEHOME PARK
CONVERSION
2. The list of Long-Term Preservation Strateg y Deal
Points.
This report also includes our March 30, 2001 Status Report and
materials submitted to the Mayor's Special Committee by this
office and the Off ice of Human· Services. Please refer to these
reports for further background information.
THE PARK CONVERSION ORDINANCE
The Park Conversion Ordinance has two basic
components. The first implements state law that requires park
owners to pay relocation assistance to tenants when a park is
closed or converted to other use. The state law authorizes
cities to receive park closure reports and to impose suitable
mitigation for relocation expenses (otherwise borne by the
residents) . Stat� law does not establish a process, nor does it
specify the information that must be covered in a park closure
report. The kinds of information include comparable housing
costs an d moving expenses to other parks, if any are available.
Local ordinances demand that information so that relocation
expenses can be identified and collected as a condition of
approval of the park conversion. Perhaps not coincidentally,
the state law has the in direct effect of discouraging conversion
because of the cost of relocation expenses owed by the park
owner to the park residents.
The second part of the ordinance is a restriction on
large ren t in creases. This language is intended to stop park
owners from defeating the relocation assistance requirements by
drivin g residents out with arbitrarily large rent increases.
The ordinance proposes City-facilitated review (by a private
hearin g officer) of annual rent increases larger than CPI plus
6%, if the increase is challenged by 25% or more of the park
resid en ts. On the other hand, this mean s that there would be no
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THE HONORABLE CITY . J UNCIL
April 26, 2001
Page 3
RE: Final Report on Buena Vista Mobile Home Park:
Reques·t for Approval of :--21:!'.'k Conversion Ordinance
and Long-Term Preservation St rategies
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING TITLE 9 OF THE PALO ALTO MUNICIPAL CODE
TO ADD CHAPTER· 9. 7 6 RELATING TO MOBILEHOME PARK
CONVERSION
City involvement on rent increases that do not exceed the CPI
plus 6% threshold.
The rent review· process is initiated with the City,
but must be preceded by mediation effort s bet ween the park owner
and residents. The actual decision-making is ·by a private
hearing officer selected by agreement of the parties, or
selected by the City if they cannot agree. Costs are borne by
the park owners. The hearing officer can approve less than what
has been requested, or even less than CPI plus 6%, if warranted.
We have attached a table explaining the relevant timelines for
rent increase review.
The Mayor's special committee debated the appropriate
threshold for City review. Some residents. felt that CPI plus 6%
would be so large that it would not protect them from large rent
increases, especially cumulatively over time. On the other
hand, some committee members thought the ordinance should
restrict only �outrageous" rent increase that, in effect, shock
the conscience (like the 20% threshol_d in the Mon rovia
ordinance) . The park owners have agreed to the recommended
threshold, CPI plus 6%. In my . view, the City Council did not
direct nor contemplate ongoing rent regulation at the BVMHP.
The City administration is not prepared to take on regular rent
control duties. The ·proposed ordinance has the park ow ners'
bearing costs and the risk of lower than CPI plus 6% rent if a
review is initiated. These factors will discourage unjustified
increases. Th� park history shows that rent increases have .been
largely modest; perhaps an indication that the park owners
understand that the relevant market for this unusual park simply
cannot bear too much expense.
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THE HONORABLE CITY OUNCIL
April 26, 2001
Page 4
RE: Final Report on Buena Vista Mobile Home Park:
Request for Approval of Park Conversion Ordinance
and Long-Term Preservation Strategies
ORD INANCE OF TH E COUNCIL OF THE CITY OF PALO ALTO
AMEN DING TITLE 9 OF THE PALO ALTO MUNICIPAL CODE
TO ADD CHAPTER g·. 7 6 RELATING TO MOB ILEHOME PARK
CONVERSION
LONG-TERM PRESERVATION STRATEGY DEAL POINTS
In addition to the ordinance, we are also requesting
Council approval of the deal points for a Long-Term Preservation
Strategy. The Mayor's special committee identified pre se rv ation
an d creation of new aff ordable housing uni ts as a significant
valu e. Taking that in to account, I believe, the spe cial
committee felt t hat 10 years was a reasonable time frame for
"long-term" p re se rv ation of the BVMHP' s 117 housin g uni ts ( 104
m obileh ome spaces, 13 cottage units).
Part of t he Council's assi gnm ent involved reviewing
e xist ing land use policies. The BVMH P is zoned RM-15, a medium
density multiple family designation with a 0. 5 FAR. Assumin g 5
acres of land ( 4. 9) , the RM-15 yie lds a t_heoretical m axim um of
7 5 uni ts. The actual yield would likely be lower becau se of
City development standards. This means that the existing, "no
action" scenario would allow the park owners to build perhaps 60
dwelling units with a total of 15%, or about 9, being dedicated
as BMR (be lo w market rate) units.
The proposed pre servat i on strategy would use a
development agreement as the tool to implement the following
deal point s . The st r a te gy would y i e ld 10 years of protection ·
for the existing park residents by binding the owners not to
seek closure for 10 ye ars . The park owners wou ld be required to
set aside 15 spaces for spe cial affordable rent protection
(increases limited to CPI only) . In exchange, the owners would
be pe rmi tte d to build 104 units, with a 20% BM R set aside, at
the end of the ten-year period. The uni ts would need to be
con sistent with City development standards, like FA R, so it is
. expected that sma l ler , more affordable, units would be built.
The proposed deal strategy also al lows the park owner s
and City to continue working on highe r den sity hou sing project s
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THE HONORABLE CI�
April 26, 2001
Page 5
JUNCIL j
RE: Final Report on Buena Vista Mobile Home Park:
Request for Approval of Park Conversion Ordinance
and Long-Term Preservation Strategies
ORD INANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMEN D ING TITLS 9 OF THE PALO ALTO MUN IC IPAL CO DE
TO ADD CHA PTER 9. 7 6 RELATING. TO MOB ILEHOME ·PARK
CONVERSION
during the 10-year period. The park owners can convert at any
time during the 10-year period, subject to City approval , if a
better development al ternative is formulated. In any case, the
park residents must be provided with both relocation assistance
and a right Of first refusal to occupy any replacement housing.
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The deal points are:
• The Park Owners will maintain
mobile home park for not less
("park preservation period") .
the BVMHP
than 10
as a
years
• During the park preservation period, the Park
Owners wil l maintain and offer no less than 15%
of the mobile· home spaces (fifteen spaces) for
rental to persons qualif ied for very low in come
housing in accordance with guidel ines
administered by the City or its designee. The
maximum rental for these affordabl e spaces wil l
be .$520 per month, adjusted once an n uall y
beg inning on January 1, 2002 for in fl ation or
def lat ion using the Bu.re au of Labor Statistics
Consumer Price Index --All Urban Consumers -San
Francisco -Oakland -San Jose ("C PI") . Upon
resale of mobilehomes or other vacan ci es on one
or more of the affordabl e spaces, Park Owners
wil l assure that the vacant space is offered to a
qualified person or that another qual ified person
residin g in the BVMHP receives an a f f ord a b le
space. Compl ian ce wil l be audited an nual ly by
the City.
• Durin g the park preservation period, which we
hope woul d begin by January 1, 2 002, the Park
Owners will not in crea se the rent on any space by
)
THE HONORABLE CITY �OUNCIL
April 26, 2001
Page 6
RE: Final Report on Buena Vista M o bile Home Park:
Request for Approval of Park Conversion Ordinance
and Long-Term Preservation Strategies
ORD INANCE OF THE CDUNCIL OF THE CITY OF PALO ALTO
AMEND ING TITLE 9 OF THE PALO ALTO MUNIC IPAL CODE
TO ADD CHAPTER 9. 7 6 RELATING TO MOB ILEHOME PARK
CONVERS ION
more than the CPI plus 6% in any 1 2 month period,
except as permitted by City ordinance.
• The Park Owners will not charge park residents
more than the actual cost of utilities service
charged to the Park Owners by City.
• The Park Owners will cooperate with City in order
to allow extension of Utilities Ratepayer
Assistance Programs to park residents.
• The Park Owner s will maintain the park in a safe
and livable c ondit i on.
• The City will maintain the current BVMHP
Comprehensive Plan land use designations and
zoning for a period of 10 years and during the 24
month application period described below .
• Upon expiration of the park preservation period
and receipt of the Park Owner's closure impact
report the City will take action to permit
redevelopment of the site with 104 residential
dwelling units consistent, to the maximum extent
possible, with the 0. 5 FAR and all other
development standards applicable in the current
RM-15 zoning district. No less than 20% of the
units shall be developed as below market rate
units in a manner consistent with the City's BMR
programs.
• The Park Owners may apply for development permits
consistent with this agreement within 24 months
of expiration of the 10-year park preservation
period ("appl ication period") .
THE HONORABLE CI' j: , JUNCIL
.April 26, 200 1
i
Page 7
RE: Final Report on Buena Vista Mobile Horne Park:
•
•
•
Request for Approval of Park Conversion Ordinance
and Long-Term Preservation Strategies
OR D INANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING TITLE 9 OF THE PALO ALTO MUNICI PAL CODE
TO ADD CHAPTER 9. 7 6 RELATING TO MOBILEHOME PARK
CONVERSION
During the park preservation period, the Park
Owners may replace or repair all or any of the
existing 13 nonconforming dwelling units with
units of similar size and configuration, provided
such size and configuration meets applicable
building and fire codes, as well as all other
· applicable heal th and safety regulations. This
is intended to permit the Park Owners to renovate
the existing units in a cost effective manner
without the risk of losing nonconforming status
by virtue of demolishing more than 50% of a
structure .
The City and Park Owners may pursue a mutually
acceptable affordable housing project covering
all or part of the BVMHP during the 10 -ye ar park
preservation period . If City approves and the
Park Owners develop an affordable housing
project, the mobile home park use may be
terminated earlier than 10 years provided that
the Park Owners give existing park residents
relocation assistance as required by Go vernment
Code section 65863. 7 and City ord inan ce . Park
Owners shall for all purposes be d eemed the
person pr op o sin g the c hange in use under
Government Code section 65863.7.
The Park Owners will offer park residents a first
right of refusal to buy o r rent, as a pplica ble ,
any housing u lt ima tel y developed o n the si te.
The deal poi n ts, if app roved , would be incorporated into a
development a gr eem en t , given environmental review, and p resent ed
to the Planning and Tran spo rta tio n Commission and City Council
for approval la.ter this year.
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\ j
THE HONORABLE CITr ,OUNCIL
April 26, 2001
Page 8
RE: Final Report on Buena Vista Mobile Home Park:
Request for Approval of Park Conversion Ord inance
and Long-Term Preservation Strateg ies
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMEN D ING TITLE-9 OF THE PALO ALTO MUNICIPAL CODE
TO ADD CHAPTER . 9. 7 6 RELAT ING TO MOB ILEHOME PARK
CONVERSION
In summary,. we are recommending that Council approve
the proposed park conversion ordinance in order to establish
some basic rent and relocation protections for the BVMHP
residents. The· Long-Term Strateg y would afford 10-years of
protection to the park residents, and facilitate development of
affordable uni ts when the BVMHP is converted. Both actions
implemen t the City's Comprehensive Plan policy to recognize the
BVMHP as affordable housing.
APC: sdl
Attachments
Respectfully submitted,
S/
ARIEL PIERRE CALONNE
City Attorney
follows:
ORDINANCE NO.
ORDINAN':::::: OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDIN( TITLE 9 OF THE PALO ALTO MUNICI PAL CODE
TO ADD CHAPTER 9.76 RELATING TO MOBIL EHOME PARK
CONVERSION
The Council of the City oi Palo Al to does ORDAIN as
SECTION 1. Title 9 of the Palo Alto Municipal Code is
hereby amended to add Chapter 9.76 to read as follows:
"9.76.010. Purpose and Finding s. The mobilehome owners who
rent spaces for their homes in mobilehome parks make a considerable
investment in purchasing, maintaining and improving their homes and
in maintaining the rented space for their homes. If a park closes
or is converted to a new use, the mobilehome owners may lose their
homes and the investment in them due to the high cost and risk of
injury involved in moving a mobilehome, the fact that improvements
to a home may not be movable and the lack of vacant mob ileho me
spaces in parks within a reasonable distance from the closing park
that will accept relocating homes. In recognition of the unique
situation and vulnerability of mobilehome owners, the State
Legislature adopted the Mobilehome Residency Law, Civil Code
section 798, et seq., which protects them from eviction except for
specified and limited causes, and Government Code sections 65863.7
and 66427.4, which authorize the City to require park owners who
want to close a park or convert it to another use to provide
reasonable relocation assistance as a condition of c lo sing and
converting a park.
This chapter is adopted pursuant to Government Code
sect io ns 65863.7 and 66427.4 and the City's police power to pro vide
a procedure and standards for assessing the adverse im pa ct s of a
mobilehome park closure or conversion on the displaced mob ileho me
owners residing in th e park that is being c lo se d and to determine
appropriate r el oca tio n assistance for those residents.
9.76.020. Definitions.
(a) "Comparable Mobilehorne" means a mobilehome tha t is
similar in size, age, condition, number of bedrooms and a m en i ti e s
to a rnobilehorne that is b ei ng di splac ed by conversion of a
mobilehome park .
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(b) "Comparable Mobilehome Park'' means a mobilehome park
that is similar in condition, age, size and amenities to the park
that is being closed and is located within a community similar to
that in which the park that is being closed is located and has
similar access to community amenities such as shopping, medical
services, recreational facilities and tran$portation.
( c) "Comparable housing" means housing in an apartment
complex or condominium that is similar in size, number of bedrooms
and amenities to the mobilehome that is being displaced and is
located in a commu nity that has similar access to shopping, medical
ser vices, recreational facilities and transportation or a
comparable mobilehome in a comparable mobilehome park.
( d) "Conversion" means the closure of a mobilehorne park
and the cessation of holding out spaces in the park for rental even
if no new use is planned and conversion of a mobilehome park to
another use.
(e) "Legal Owner'' means any person or entity having a legal
interest in a mobilehome, such as a lender or mortgagor.
(f) "Mobilehome" shall have the meaning set forth in the
Mobilehome Residency Law, Civil Code section 798, et seq. as now in
effect or subsequently amended and shall also mean vehicles
de sig ne d or used for human habitation , including camping trailers ,
motorhomes, slide-in campers and travel trailers if· they have been
in the park being closed or converted and used as t he occ upant 's
pr imar y residence, as established by nine (9) months continuous
re sidenc y pr ior to the filing of a conversion app lica tion .
(g) "Mobi le home Park'' or "Park'' means an area of land where
two or more m obilehome spaces are rente d or held out for rent to
accommodate mobilehomes used for human habitation .
(h) "Mobilehome Resident" or "Resident" means a registered
owner of a m ob i l ehom e who resides in the m ob ilehome .
( i) " Park Owner" means a per son or e nt ity that owns a
mobilehome park.or a per son or entity authorized to act on behalf
of the owner of a mobilehome park.
9.76.030 App licat ion and Relocat ion Impact Re port .
(a) Prior to conversion of a Park, the Park Owner shall
fil e with the City an application to convert the park, a resident
qu estionnaire and re lo ca tion im pact report ("RIR"). The
applic ation shall be made on a form provided by the City. No
application shall be deemed complete until a resident questionnaire
010426 sdl 0052702 2
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for each affected residen t and tenant and a completed RH. :ive been
filed.
(b) . No notice that the Park is bei: �onverted or of an y
: .. oposed new use of the Park shall be given 2 no signs in dicating
that the Park is being converted or closed or _ndicating the future
use of the Park shall be posted prior to the date on which the City
has approved the conv�· . . ::ion and the Park Owner has signed and filed
a certificate accepti�· the conditions of approval adopted by the
City.
(c) Resident Quest�on naire . A confidential Residen t
Questionnaire shall be sen t to each resident and tenant of the park
on a form . provided by the City as soon as the conversion
application has been filed. The form shall require the followin g
in formation for each mobilehome space in the Park:
( 1) The registered own er an d legal owner of the
mobi.lehome;
(2) The iden tity, ages, number and an y mental or
physical han di cap or special needs of the residen ts occupyin g the
mobilehome;
(3) The date of manufacture of the mobilehome, the
name of the manufacturer, the size of the mobilehome, the number of
bedrooms in the m obilehome , an y special amenities in the home,
including but not limited to equipmen t needed because of the
medical condition, age, or han dicap or disabil �ty of a n y resident
or tenant· in the home;
. ( 4) Any improvements or ren ovation s to the mobilehome
or im prove men ts to the mobilehome space· made by the current
resident, inc lu d i ng, but not limited to, a new roof, porches,
patios, awni ngs, pop-out rooms, recreational e qu ipme nt, barbecue
equipment, la ndsca pin g, etc., whether such impr ov em ents are movable
and the cost o f such improvemen ts;
(5) The purchase price paid by the current resident of
the mo bil eho me and the amount an d te rm s of any .r em ain ing mortgage
or loan on the home;
(6) Any s pe cia l circumstance that would limit the area
to which the r esi de nt or tenan t is able to relo cat e;
(7) Whether the residents receive Supplemental Soc ia l
. Security Income or qualify as low or very low income persons or
families under the standards iss ue d by the Department of Housing
and Urban Development ("HUD") ;
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The questionnaires shall be kept separately from the rest
of the application materials and shall not be included in the RIR
sent to each resident and tenant. The identi�y of each resident and
his or her responses shall be kept confidential and used only to
determine the relocation assistance to be provided to a particular
resident or tenant. If the Park Owner does not submit
questionnaires containing suff icient information, the City may seek
the informat ion directly from the residents.
(d) Contents of the RIR.
following information:
The RIR shall include the
( 1) A description of any proposed new use for the
site;
(2) A proposed timetable for the conversion of the
park;
(3) A legal description of the park;
(4 ) The number of spaces in the park;
(5) For each space in the park:
(i) the size, number of bedrooms, manufacturer and
date of manufacture of the mobilehome on the space,
(ii) the names and ages of the occupants of the
mobilehome and their length of residency in the park,
(iii) any special needs, handicaps or disability of
the oc cupants and related special equipment, modifications or
improvements to the home known to the Park Own er,
(iv) the value the mobilehome would have if the
park were not being closed, the depreciated replacement value of
the mobilehome and its value if it is to be removed from the park
and cannot be relocated to a space in a comparable mobilehorne park,
these values shall be determined by appraisals by a qualified
appraiser to be chosen by the Park Owner from a list supplied by
the City. The cost of the appraisals shall be paid by the Park
Owner.
(v) any improvements to the home, including but not
limited to, patios, porches, pop-out rooms and any recent major
improvements to the home, including but not limited to, a new roof
or new siding.
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concerning
residents.
(vi) any information available to the Park Owner
any handicap, disability or special need of the
(vii) two sets of mailing labels for both the
residents an d legal owners of each mobilehome.
(e) The purchase price paid for the park by the Park Owner
and any amount incurred to make capital improvements to the park.
( f) An appraisal of the park if continued in use as a
mobilehome park and an appraisal of the park site if used for the
highest and best use permitted by the zoning for. the site or any
new zoning being requested by the Park Owner. The appraiser shall
be sel ected by the Park Owner, subject to the approval of the City,
and shall be paid by the Park Owner.
(g) Whether the Park Owner has offered to sell the
mobilehome park to the residents and terms of that offer.
(h) The purchase price of comparable mobilehomes in
comparable mobilehome parks.
(i) The cost of comparable housing, including the purchase
price of comparable condominiums and comparable mobilehomes in a
comparable mobilehome park and the cost of moving into a comparable
apartment, including such items as first and last mon ths ren t,
security deposits and higher rent or mortgage payments at the
comparable housing.
(j) A list of comparable parks within a 35 mile radius and
for each such park, the space rents and the qualifications for
re sidency in each park (e.g., age restrictions, no pets), whether
the park has an y vacant space and will accept homes being rel ocated
and if so, any restrictions, such as size an d age, on the relocated
homes that would be accepted.
( k) Estimates from two moving companies approved by the
City, and qualified to move mobilehomes on public streets and
highways, of the cost of movin g each mobilehome in the park,
including the cost of permits and tearin g down and setting up the
home at the new location, including the cost of an y upgrades to
comply with applicable building, pl umbing, electrical and heal th
and safety codes and the cost of moving any improvements,
inc l ud in g, but not limited to, patios, porches and pop -out rooms.
(1) Proposed measures to mitigate the adverse impacts of
th e park conversion on the residents in the park .
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(m) Identification of a relocation specialist to assist
the residents in finding and moving to relocation spaces and
comparable housing. The relocation specialist shall be selected by
the Park Owner subject to the approval of the City and shall be
paid by the Park Owner.
9.76.040 Hearing Procedures.
(a) · An Application shall be deemed complete within 30 days
unless written notice is given specifying the information that must
be supplied to make the application complete .
(b) A hearing on application shall be set wit hin 60 days of
the date the application is completed.
(c) 30 days prior to hearing, the Park Owner must verify to
the City that the residents and legal owners of the rnobilehomes in
the park have been given the required notice of the appl ic ation.
(d) A copy of the RIR must be provided to residents at
least 30 days before the hearing .
(e) At least 30 day s mailed notice of the hearing on the
application shall be given to each affected resident, tenant, and
legal owner.
(f) The application shall be heard by a qualified hearing
officer selected by the City. The Park Owner shall pay all hearing .
officer fees.
(g) The hearing officer shall approve the application on
the condition that the mitigation measures proposed by the Park
Owner are adequate to mitigate the adverse impacts on the displaced
residents and may condition the approval on additional conditions,
includin g, but not limited to the following, provided that such
conditions do not exceed the reasonable .costs of relocation:
(1) For residents whose mobilehomes can be relocated
to a space in a comparable mobilehome park:
(a) the cost of physically relocating the
mobilehome, as defined above, within 35 miles of the Park that is
closin g.
(b) the cost of moving the personal property in
the mobilehome.
(c) the cost of stayin g overnight in a motel for
the number of nights required to move an d set up the mobil ehome in
the new park.
010426 sdl 0052702 6
(d} costs incur�-1 to move into the new park,
such as first and last months rent �d security deposits.
(e} for those residents who q lify a s low or
very low i nc om e persons or families, as d efin e < by HUD or are
receiving supplemental social security, a lump sum based on
consideration of the difference between higher rent at the new park
for one year and the park that is cl osing.
disabled,
obtaining
packing or
assistance
equipment
resident's
(f} for those residents who are ha ndica pped or
a l um p sum based on consideration of the cost of
any assistance necessary to move, such as help with
other physical tasks that the resident cannot do without
and to off set the cost of re placi ng any special
that cannot be moved and is used because of the
d isabil ity .
( 2) For residents whose mobilehomes cannot be
relocated to a space in a comparable park:
(a} a lump sum based on consideration of the cost
of moving to and purchasing or renting comparable housing,
including, but not limited to, the cost of purchasing a comparable
mobilehome in a comparable mobilehome park, the cost of moving
personal pro pert y from the mobilehome in th e closing park to
comparable hous ing, payment of first and last mo nth's rent and any
security deposit at the compa rab le hou si ng, the loss of investment
in the mobilehome that cannot be relocated and any remaining loan
payments that must be made even t hough the resident cannot continue
to live in the mobilehome.
(b} i f the resident is disabled or handicapped,
an additional sum toward the . cost of obtaining any assistance
needed to enable the resident to move.
(c} if the residents are low income persons or a
low income family, as defined by HUD, or are receiving supplemental
social security, an additional sum to partially offset any higher
rent at the comparable housing during the first year at the new
location.
9.76.050 Acceptance of Conditions Required. The City's
approval of a conversion application shall not be valid and
effective until the Park Owner has filed a certificate of
acceptance of the conditions of approval with the City.
9. 76. 060 Appeals. . Any aggrieved person may appeal the
hearing officer's decision to the City Council by filing a written
notice of appeal with the city clerk within 10 days of the date the
010426 sdl 0052702 7
)
hearing officer's decision becomes final. The appeal shall be in
the form specif ied by the City and shall be accompanied by a filing
fee spec i fied in the municipal fee schedule .
9.76.070 Relocation Notice. No resident shall be required
to remove his or her mobilehome and no tenant shall be required to
vacate a mobilehome until i) the Park Owner has given the six ( 6)
months ' ·notice of closure required by the Civil Code section
798.5 6, ii) that six (6) month period has elapsed, iii) the City's
decision approving .the closure .is final, and iv) the Park Owner has
provided the relocation assistance required by the City as a
condition of conversion.
9.76.080 Exceptions to Requ irement to Provide Relocation
Assistance.
(a) The provisions of this Chapte� shall not apply to a
park that is c l osing due to bankruptcy.
(b) An applicant may seek a total exemption on the ground
that imposition of any relocation assistance would eliminate
substantially all reasonable use or economic value of the property
for alternate uses. The application must provide evidence
demonstrating that this result would occur.
(c) An applicant may seek a part ial exemption on the
groun d that the imposition of a particular relocation obligation
would eliminate substantially all reasonable use or economic value
of the park for alternate uses. The application must specify the
particular obligation that would cause this result and provide
evidence to demonstrate that this result would occur.
9. 76. 0 90 . Expiration and Extension of Approval of
Conversion . Conversion approvals shall expire one ( 1 ) year after
the date they are is.sued. The city manager may upon request gran t
exten sions of time based upon a showing that good faith progress
has been made toward fulfilling the condition s of approval or some
in tervening event not the fault of the Park Owner has prevented
timely compliance with the condition s of approval.
9.76.100 Enforcement. An y person, firm or corporation
violating any provision of this chapter is guilty of a misdemeanor
and, upon conviction thereof, shall be punishable as provided by
law.
010426 sdl 0052702 8
9. 76 . 1 1 0 Provisions To Prevent
Determination of Reloc2�io� Assistance.
Eviction Prior to
(a) Any resident already renting a space in the Park on
the date the application for conversion is filed shall be eligible
for relocation assistance.
(b) No Park Owner shall require any resideni to waive
his/her rights to relocation assistance as a condition of renting
a space in the park, except when the resident moves into the park
after the date the conversion application is £iled and notice has
been given that the conversion application has been filed. Any
such waiver will only be valid if the Park Owner completes the
conversion hearing process within year
(c) Residents who are eligible for relocation assistance
shall be entitled to the assistance required by the City as a
condition of conversion even if they move out of the park before
the City's final determination concerning required relocation
assistance.
9.76.120 Rent Increase Review Petitions.
(a) A Resident may, with the written support of no less
than 25% of the total number of Residents, petition for review of
an y notice of rent increase that alone or in combination with any
other rent increases imposed in the last twelve months exceeds the
sum of the then current Bureau of Labor Statistics Consumer Price
In dex -All Urban Consumers -San Francisco -Oaklan d -San Jose,
plus 6%.
(b) The petition must be0filed with the city clerk within
thir ty (30) days after notice of the rent increase is given by the
Park Owner and must contain sufficient information to allow the
City to determine whether the rent increase which is the subject of
the petition meets the criteria of this subsection. The petition
shall in clude the following information:
p ar k;
(1) The number of eligible resident households in the
( 2) The space number and members of each el igible
resident household signing the petition;
(3) Th e sig natur e of one adult member of each
eligible residen t household signing the petition ;
(4) The date of notice an d amount of the rent
increase that i s the subject of the petition;
010426 sdl 0052702 9
(5) The amount of the existing rent, the date(s) of
any increase imposed during the immediately preceding twelve months
and the amount of the rent before those increases were imposed;
(6) A �tatement describing the efforts of the
Residents and Park Owner to resolve the dispute through formal or
informal dispute resolution, including but not limited to
mediation;
(c) The City shall give notice of the petition . by
certified mail or personal delivery to the Park Owner and the
petitioning resident within fifteen (15) days of the date it is
received. The notice shall state a preliminary determination
whether the petition meets the criteria of this subsection . If the
preliminary determination is that it does meet the criteria, the
notice shall include a list of qualified hearing officers who are
available, at the Park Owner's expense, to conduct a hearing on the
matter. The Park Owner and petitioning resident shall attempt to
agree on the selection of a hearing officer, but if they do not or
cannot agree within ten (10) days, the hearing officer shall be
chosen by the City.
(d) If the City's preliminary determin ation is that the
petition does not meet the criteria of this section or that it is
otherwise incomplete, the notice shall state that the petition is
being rejected and the reasons for the rejection. In such case,
the petitioners may submit a revised petition, which cures the
reason for rejection, within ten (10) days of receipt of the
rejection notice. The revised petition shall be processed in the
same manner as the original.
(e) Upon selection of the hearing officer, the City shal l
give notice of the hearing date by certified mail or personal
delivery to the Park Owner and the petitionin g resident. The
hearing date shall be not sooner than thirty (30) and no later than
eighty ( 80) day s after the d§lte the petition was received. The
notice shall also state that the Park Owner has thirty (30) days in
whi ch to provide justification for the rent increase pursuant to
this chapter and notice that the noticed increase can not be
charged, demanded, collected or retained unless an d until appr ove d
by the Cit y .
( f ) In determin ing whether a ren t in crease should be
granted and if so, the amount of that in crease, the hearin g officer
shal l approve such increases as are required to provide a just,
reasonable and fair return on investment to the Park Own er and
shall consider all relevant eviden ce and facts, including bu t not
limited to, the following:
o 10426 sdl 0052702
(1) Changes in the CPI s in ce the last rent increase;
10
. ( 2) Rents in comparable mobilehome pa1 ; ;
(3) Increases or decreases in the level of services,
amenities and maintenance;
(4) Changes in operating and maintenance costs,
incl:·iing utilities not paid by the residents and taxes, since the
last :ent increase. These costs shall not include interest on
mor:.;,..::i.ge debt or principal payments on mortg age debt;
(5) Costs incurred for capital :..mprovements or
unusual repairs not reimbursable by insurance since the last rent
in crease;
increase;
(6) Changes in the park's profits since the last rent
(7) Length of time since the last increase;
(8) Evidence demonstrating that a rent increase is
necessary to allow the park to earn a just and reasonable return;
(g) The hearing officer shall render his or her findings
an d decision in writing within ninety (90 ) day s of the date the
petition was received by the City. The decision of the hearing
officer shall be final.
(h) This section shall not apply to spaces subject to a
lease exempt from local ren t regulations pursuant to the Mobile
Home Residency Law, California Civil Cod e section 798, et seq.,
shall not apply to spaces first held out for rent after January 1,
1 9 90, or the ren t first charged to a purchaser of a mobile home in
the park or for a vacant space, provided that a space shall not be
deemed vacant when an existing mobile home resident removes his or
her mobile home to replace it with a new mobile home.
(i) An eligible resident may refuse to pay any rent in
excess of the maximum rent permitted by this section. The fact
that such unpaid rent is in excess of the maximum rent permitted by
this section shall be·a defense in an y action brought to recover
possession of a mobile home space an d for nonpayment of rent or to
collect the illegal rent.
(j) Notice of the hearing officer's decision to the Park
Owner an d affected residen t shall state that the ninety (90) day
statute of limitations in Code of Civil Procedure section 1094.6 is
applicable.
010426 sdl 0052702 11
9.76.130 This chapter shall be interpreted so as to be.
consistent wit h the Mobilehome Residency Law, Evidence Code section
798, et seq. and Government Code section s 65863.7, 65863.8 and
66427.4, as now in ef fect or as subsequently amended.
9.76.140 Any action challenging a .decision made pursuant
to this chapter shall be brought within the ninety (90) day statute
of limitation period set forth in Code of Civil Procedure section
1094.6."
SECT ION 2. The City Council finds that this project is
exempt from the provisions of the Environmental Quality Act
("CEQA") because it can be seen with certainty that there is no
possibility that this project will have a significant effect on the
en vironment.
SECT ION 3. This ordinance shall be eff ective on the
thirty-first day after the date of its adoption.
INTRODUCED:
PAS SED :
AY ES:
NOES:
ABSENTIONS:
ABSENT:
ATTEST:
City Cler k
AP P ROVED AS TO FORM:
City Attorn ey
Director of Planning &
Community Environment
0 I 0426 sdl 0052702
AP PROVED:
Mayor
City Manager
12
i.
I
j
LONG-TEIU( PRESERVATION STRATEGY DEAL POINTS
• The Park Owners will maintain the BVMHP as a mobile home
park for not less than 10 years ("park preservation
period").
• During the park preservation period, the Park Owners will
maintain and of fer no less ·than 15% of the mobile home
spaces (fif teen spaces) for rental to persons qualified
for very low income housing in accordance with guidelines
administered by the City or its designee. The maximum
rental for these aff ordable spaces will be $520 per
month, adjusted once annually beginni�g on January 1,
2002 for inflation or deflation using the Bureau of Labor
Statistics Consumer Price -Index --All Urban Consµmers -
San Francisco -Oakland -San Jose ("CPI"). Upon resale
of rnobilehomes or other vacancies on one or more of the
affordable spaces, Park Owners will assure that the
vacant space is offered to a qualified person or that
another qualified person residing in the BVMHP receives
an aff ordable space. Compliance will be audited annually
by the City.
• During the park preservation ·period, which we hope would
begin by January 1, 2002, the Park Owners will not
increase the rent on any space by more than the CPI plus
6% . in any 1 2 month period, except as permitted by City
ordinance.
• The Park Owners will not charge park residents more than
the actual cost of utilities service charged to the Park
Owners by City.
• The Park Owners will cooperate
allow extension of Uti lit i es
Programs to p ark residents.
with City in order to
Ratepayer Assistance
• The Park Owners will maintain the park in a safe and
liv able c ond i t i on .
• The City will maintain the current BVMHP Compr ehen si v e
Plan land use designations and zoning for a p eri od of 10
years and during the 24 month application p eriod
described below.
• Upon expiration of the park preservation period an d
receipt of the Park Owner's closure impact report the
City will take action to permit redevelopment of the site
with 104 residential dwelling units consistent, to the
maximum extent possible, with the 0.5 FAR and all other
development standards applicable in the current RM-15
zoning district. No less than 20 % of the units shall be
developed as below market rate units in a manner
consistent with the Ci t y 's BMR programs.
• The Park Owners may apply for development permits
consistent with this agreement within 24 months of
expiration of the 10-year park preservation period
("application period") . ·
• During the park preservation period, the Park Owners may
replace or repair all or any of the exist ing 13
nonconforming dwelling uni ts with uni ts of similar size
and configuration1 provided such size and configuration
meets applicable building and fire codes, as well as all
other applicable health and safety regulations. This is
intended to permit the Park Owners to renovate the
existing uni ts . in a cost effective manner without the
risk of losing nonconforming status by virtue of
d emo lis hing more than 50% of a structure.
• The City and Park Owners may pursue a mutually acceptable
a ff ord able housing project covering all or part of the
BVMHP du ring the 10-year park preservation per iod. If
City approves and the Park Owners develop an affordable
hous in g project, the mobile home park use may be
ter mi nated earlier than 10 years provided that the Park
Owners give existing park residents relocation assistance
as re qui red by Government Code section 658 63. 7 and City
ordinance. Park Owners shall for all purposes be deemed
the person prop os ing the change in use under Government
Code section 65863.7.
• The Park Owners will offer park residents a first right
of refusal to buy or rent, as ap pli cab le , any housing
ultimately de vel oped on the site.
010426 sdl 0052709
j, )
\ )
Ti ming fo r Petitions fo r Review of Re nt I n crease
Auth ority
Notice of I n crease
9. 76.1 20(b) File Petition for Review of Notice of Rent
Increase with City Clerk
9.76.1 20 (c) Notice of Petition and Preliminary Determ ination
Due to Park Own er and Petitioning Residents ·
from City
9. 76.1 20 (c) If Determ ination is that the Petition Meets Criteria
for Review, Park Owner and Petitioning Resident
Must Select Hearing Officer
9.76.1 20(d) Revised Petition due from Petitioning Residents,
if Petitio n for Review Does Not Meet Review
Criteria
9 . 76 . 1 20(e) City Gives Notice of Heari ng Date
9. 76.1 20(e) Date of Hearing
9.76 .1 20(e) J u stification by Park Owner for the Rent Increase
9 . 76.1 20(g) Hearing Officer's Findings and Decision D ue
9.76.1 200) & J u dicial Ch a lle n g e to Deci s ion
CCP secti on
1 0 94 .6
Tim i ng
With in thirty (30) days after notice
of in crease is giver:i to resident
With in 1 5 days of receipt by City
. With in 1 0 d ays of receipt of
Notice of Filing of Petition
With in 1 O days of receipt of
rejection notice
Upon sel ection of hearing officer
Not sooner th an thirty (30) nor
later than eig hty (80) days afte r
date petition received
With in th irty (30) days of Receipt
of Notice of Hearing
With in nin ety (90) Days of Date
Petition was Rece ived by City
With in 90 Days of Hearing
Officer's Decis ion Becoming
Final
·- ··-··---- ----·- - -· ··--;·-·- -- -. .. - ··- :·- --
�HE HONO�LE CITY COUNC IL
-Pa l o Alto , Ca l i fornia
/
- -
\
FROM CITY ATIORNEY
March 3 0 , 2 0 0 1
RE : Buena Vi sta Mobile Home Park : S t atus Report
Dear Memb ers o f -the Coun c i l :
On Dec ember · 19 ,-2 0 0 0 , Coun c i l direc ted s t af f to
pz;-oc eed wi th severa l-actions i:h respons e to la rge . rent increa s e s
propo s e d for mobi l e home own ers ren t ing spaces at the Buena -
Vi s t a Mobi l e Home Park ( BVMH P ). Coun c i l direct e d s t a f f t o
provide a s t atus r eport no l a t er than Ap ri l 1 . Counc i l a c t i on
on a park -c l os ure -, ordinanc e and l ong-t erm _ p res ervation
s t rategi es ha s been schedule d for May 9 .
The Cooperative Agreement
The Coun c i l ' s December � 2 0 0 0 a c t ion was corne rs toned by
an agre ement between the · C i ty and the BVMHP owners . The
agre emen t do e s three things :
• Limi t s rent incre ases to 5 % unti l May 1 , 2 0 0 1 ;
• Cal l s f_or the C i ty and Owners to "pur�u e a l l
re as onable s t rat egi e s for -l ong-term pre s ervation o f
BVMH P as af f ordable hous ing ; "
• E s t ab l i she s a spe c i a l co;mmi t tee to as sure c ommun i t y
part i c ipa tion - on th ese i s s ues .
The long-term pre s ervati on s t rate gi e s iden t i f i e d in
the agre ement inc lude the f o l l owing :
I
j .
THE HONORABLE ' CIT� COUNCIL
March 3 0 , ·2 0 0 1
Page �:
RE : Buena Vi sta Mobi l e Home Park S t atus Report
"Cons ider�tion of app ropriate annual · · r ent
increases taking . into ac count ha rdship
adj us tmen t s for ext raordinary expen s es .
·
· B . Deve loping hous ing expen s e subs idy
pro grams such· .as · the . Cit�' s Ut i l i t i � s
Ratepayer As s i s t anc e. Program , fe de ral o r
s t ate hous ing vouche rs or subs i �ies , and tax r elief :·
c . . Jo int ly revi ewing Ci ty pl ann ing and
zoning . Policies to · dev elop coopera t ive
s trat egi es ·that · wou ld permi t the own ers a
fa ir �e turn c;>n · the ir inve s tment whi l e
p+o tec.t ing· a l l o r part of the park for ve ry .
low , · 1 �w , and moderate income re s i den ts .
·D . Jo i�t �y cons i dering the · form . and
contents . o f a mob �l ehome park c l o sure
or dinB.Ilc e to impl ement s t ate law .
· E . Fa c i l i t a t i ng . the use · o·f medi a t i o n
pro grams · for the private , cons en su al
re s o luti on o f fu ture conc erns tha t may ari s e
be tween the Owners and. indivi dua l mobi l ehoine
owne r s . "
On January 9 , 2 0 0 ],., thi s o f f ice presented a
compr ehens ive · proj ec t task chart to th e C i t y·' s Execu t i ve Staff .
The proj ect invo lve s many .departments , inc l uding Human · S e rV"i ces ,
Utilitie s , Pl anning , C i ty Manager , Admi ni s trat ive S e rv i c e s , ·the
C i ty C l erk and C i ty At to rney . As s i gnment s we r e made to each
· dep a r tmen t .
'l'he Spec ial Comlilittee ·
On February 1 4 , Mayor . Eakins invi t ed s eve ral
intere s t ed peep .l e to part i c i pate on the . sp e �ial commi't t e_e . · The
f i r s t spec i a l c onuni t tee me et ing · c onven ed on February 2 8 . The
me et ing included :
Sandy Eakins , Mayor
Vi c Oj aki an , Vi ce Mayor
Judy Kl e inberg ; Counc i l Member
010330 sdl 0052690
THE HONORABLE . C ITY �OUNC IL
· _ l{arc:t:i _3."°_,. __ 2 0_0_1 __ . _ _ _ _ _ __________ _
:Page-3
,, !
RE : Buena Vi sta .Mobi l e Home Park Status Repo rt
Anne t t e · �i a l son , P l anni ng & · Transpo::-tation Commi s s i on Andrew
· P i erce , Human Re lations Commi s s i on · ·
Ann Marquardt , Pr oj ec t S en ti nel
Pam Davi s , BVMH� Re sident
Jim .Forthoffe r , Bv;MHP Re si dent
Joe Ji s s er , BVMHP awri er
Tim Ji s s er , BVMHP OWner · .
· Ruth Lac ey , L e a gue of Women Vo ters
J e f f Rensch , Peninsu*a Int erfai th Ac t i on /Barron Park
Ar i e l Calonne , C i ty At torney . Ju l i e Caporgno , Advanc e Pl ann ing Manager
Ka thy . E spino z a -H oward , Human Servi ces Admi ni s t ra to r
A wide rang e o f i s s u�s . wa s · di sc us s e d .
s ummary i s att ached . Some o f the key theme s we re :
• Home own ers / t enants need stab i l i ty .
• Pa l o A l t o needs a f f o rdable ho u s i ng .
.The meet ing .
• Al l ow re deve l opment of the park at · a higher dens i ty in
·exchange fo r pres ervation of affor dable uni t s
• · I f t h e park i s· redev�loped , in-kind r ep la c emen t o f hous i n g
sh ou ld be o f f ered t o c u rr en t park r e s i den t s .
• Ci ty.. obj ec tives should inc lude
• No net l o s s o f a f f ordable hou s i ng
• L ong term sol ut i on , not short term ·band a i d
• Red�vel oprnent mu s t b e at hi gh e r dens i t y than current z on i ng
• Mai n t a in a s ense o f communJ. ty
• . C i ty sh oul d appr oach Coun ty Tax As s e s sor abou t reduc ing the
p ropo s e d tax increas e on th.e park
• Combine long t e rm s o l u ti on with a short t erm accommo dation
for . r e s i dents
. . . , ·- .. ·- -·-· -- -. . - ----·--· ·- -. - · · · -
THE HONORABLE CITY �OUNC IL
March 3 0 , 2 0 0 1
Page 4
. ,_ --· · · ..... . .
RE : Buena Vi sta Mobile Home Park S t atus Repo rt
.• Wha t is the long-term time frame ? 5 yea rs? 1 0 yea rs ? 25
years· ?
The Counc i l Memb ers · pres en t iden t i f ied some .sugge sted guidel ine.s
f o r po licy deve l opment and next steps as follows :
• Solutions mu s t :
• Be win-win
• Provide . near -term
own ers / t enants
rent
• Inc lude long-term so luti ons
s t ab i l i ty
• As·sure no net loss of a f f ordable h ou s i ng
The Park C l o sure Ordinanc e
for home
The spe cial cornmi t te·e wi l l be me eting on Apr i l 4 to ·
work on l ong-term pre servation strategy i s sues · -sp ec i f i c al l y ,
the pol i cy components o f a park c l o s ure or dinan ce . I s s ues such
as how to address " e co�omi c eviction " _and di spute me di ation wi l l
be consi dered . We expe c t to receive a dra f t . park clo sure
ordi nanc e from ou t s i de cow:isel by Apr i l 12 . After revi ew and
mo di f i c ation to inc lude c onsid erat i on of the special c ommi t tee ' s
inpu t , the ordinanc e wi l l be pre s ented t o. Counc i l . on May 9 .
Some o f the i s sues to cpnsider are :
• $hould the park clo sure 6rciinanc e addre s s " e c onomi c
ev i c t i on " by inc luding a - C � ty-fa c i l i t ated revi ew sys tem
for la rge rent · increas e s ? · ( e .. g ., gr eater than x% in the
la.s t 12 months )
· • I f s o , sho uld " e c onomi c evi ction" revi ew be ini tiat ed by
the park own er or the res idents ? How many re s i dent s ?
• Who pays dec i s i on-making c o s t s ?
Ut iliti es Rate .As s i s tance _
C i ty s t a f f has made · subs tan ti a l · progr ess on ext ending
the C i t y 's U t i l i t i e s Ra t epayer As s i s t anc e Program to BVMHP
res i den t s . Th e C i ty ; s exi s t i ng RAP mu s t be mo di f i e d to addr e s s
0 1 0330 sdl 0052690
THE HONORABLE CI TY �OUNC IL
· March 3 0 , 2 0 0 1
Page 5
RE : ·.Bu ena Vi s t a Mobi le Home Park S t atus Report
the . sp e c i al conf iguration of the · BVMHP . · As· of Ma rch 2 .... , Human
Serv i c es Admi ni s t ra to r Kathy Espino za-Howard repo rted that her
d i v i s i on had comple ted a survey . o f the tenants , number o f
fami l ies , adul ts , chi ldren and inc omes . Afte r. · working wi th
As s i s tant Dir ec tor Randy ·
.
Baldsch�,. Huniari · .�ervices . has
det ermined tha t the . ma j o rity .o f t:J::ie BVMHP r e s i dent s wi ll qtiali fy
f o r a uti l i ty di s count .
.
F.i na l ly , Uti l i t i e s ha s also c omp l e t ed
. t he · f i r s t phase · o f an audi t o f uti l i ty charges at �B�P and .
fo und n o t hi ng t o .indi cate the res idents we r e b e i ng ove r cha rg e d . . ' .· .
Long T erm Pre s ervat ion Negot iations
Thi s o f f i c e ha s. enga g e d i n sub s t an ti a l d i s c us s i on s
wi th the Ji s s e rs on l ong -te rm pres ervation s t rateg i e s , . . including
. land use actions . to pres erve the park for a reas onab l e peri od
wh i l e · f aci l i t at ing the long-term deve l opment of a f f o rdab l e
ho us ing . . ·we curr ent ly exp ect to .. make a p r opo s a l to ·Co un c i l on
May 9 ,. 2 0 0 1 . The ·proposal wi l l be made pub l i c .pr ior t o Counc i l
cons i d er a t i on i n May i n order t o allow wi der pub li c r evi ew and
c omment .
T�sks to be Completed
Several tasks remain to be addresse d . . Th e s e · inc lude .
formulati ng e f forts to a ddr e s s th e l ar ge . property tax increa s e ·
tha t the p a rk wi l l so on face . In a dd i t i o n , fur ther s t a f f
e f f o r t s need t o b e
.
fo cused on ·th e avai labi l i ty o f .st a t e o r .
f e d e r a l hous ing a s s i s tanc e programs · tha t may be app l i c ab l e to
the . unique si tuation . o f a mol:>i le home park ' s mixed own e r shi p and
rental .
APC : s dl
At ta chment
c c : Frank Ben e s t , C i ty Manager
L P I ERRE CALONNE
C i ty At torn ey
Emi ly Har r i s ori , As s i s tant C i ty Mana ge r
Spec i a l Conuni t t e e
At ten da nce :
Me et ing Summary
Buena Vi sta M6bil e Home Par
February 2 8 , 2 0 0 1 ·
S a ndy Ea kins , Mayo r ·
Vi c Oj akia n , Vi ce Ma yor
Ju dy Kl einberg, . Counc il Member
Annet te Bial s o n , Pl anning & T r ansportat i o n Commi s s ion
An drew P.ierce , Human Re ia t i o ns Comm,i s s i o n .
Ann Marquardt , Proj ect Se ntine l
Pam Davi s-,: BVMH P Re s i d ent
Jim Fo rtho ffer , BVMH P Re s i d ent
Re s ident
Joe Ji s s e r:, ·BVMH P Owner
T im J.i s s e r , BVMH P Owner
Ruth Lacey , League of Wome n Vo t e r s
Je ff Ren s c h , Peni n s u l a Int e r f a i t h Ac t i on / B arron P a r k
Ar i e.l C a l onne , City At torne·y
Ju l i e Capo rgno , Adva nce P l a nning Ma nager
Kathy E s pino z a -Howard , Human S e rvi ce s Admi n i s t rator
The me et ing agen da i s a t t ached .
E a c h o f the p a r t i c i pa nt s o f fered the ir vi ews on obj e c t i �e s ,
n e e d s . a nd ·opportu n i t i e s . The f o l l o wing p o i n t s were
deve lope d :
� Home owne r s / t e nant s need s t a b i l i t y .
- � P a l o Al t o n e e d s affo rdab le hous ing .
. . . . � I f the p a r k i s r e d eve l ope d , in-kind repl a c eme nt of
ho u s ing s h o u l d .be o f f e r e d t o cu r r ent p a r k r e s i d en t s .
� The ex i s t i n g housing de ns ity at the p a r k i s gre a t e r
t h a n t h e current C i t y zon ing a l lo w s .
� Low space r e n t s me an h i g her r e s a l e va l u e f o r mo b i l e
home s
� C i t y obj ect ive s should inclu de
o No net l o s s of a f fordab l e ho u s ing
o Long t e rm s o lu t i o n , not short t e rm b a nd aid
o Redeve l opme nt mu s t be at higher de n s i t y t h a n
cur rent z o n i n g
) )
. .. Buena Vista Mob :i.. . . �hc;>me Park Me eting Summar } _Feb ru ary 2 8 , 2 0 0 1
Page 2
o Ma intain a sense of com':"" -_ _ ty
� Best pract i c e s for large prr. :: y o wn e : 3ug9e s t b e l o w
ma rket ·· rent incr eases for e>: _ . ::ing t e na.:. . s with
vacancy incr eases to ma r ket rates
� · C ity ·s hould . appr o.a ch County Tax As s e s s o r about
reducing the pr opq s e d tax incr e a s e on -the park ·
� ·Al low red eve l opme nt of the p ark a t a higher de ns ity in ·
exchange ' f or pr eservat io n . o f aff ordab le uni t s
� Cons id er t h e par k owne rs� economi c needs.
� S e c t io n 8 v o uch e r s do not app e.ar �o: _be an opt ion
� Combi ne l o n g t e rm so lution w i t h a shor t t e rm
accommod at i o n for r e s i d ent s
� What is the · l o ng-term t ime fr ame ? 5 yea r s ? 1 0 ye_ars ?
2 5 ye a rs ?
� Curr ept owne r s· have p r o vided s t a b l e , b e l o w ma r k e t
rental oppo r t u nit i e s f o r y e a r s , with . t he ren tal b a s e d
up on expen s e s n o t wha t · t he ma r ke t would bea·+
� The p ar k i s unde r -deve loped and needs s ome ba s i c
infrastr uctur e re p a i r s
� The cu rrent owne r s act e d to· s a v� t h e p a r k by. buying
out th.e i r . p a rtne r a n d incurring new debt and taxes ·_a s
a · r e s u lt · ·
� The curren t owne r s ha ve no inten t i o n o f c o nve rt i ng the
park in the 4 to 5 . ye a r time fr ame ·
� The cur ren t · ow n e r s do not kn ow · what t h e y might want 9 r
n e e d to do with the · p a r k in 10 ye a r s .
. � The Ci t y 's c omprehens ive p l a n shows · t h i s a s an
a f fo rdab l e �o us ing s i t e and t he owne r s have b e e n aware
of th at
T h e Cou n c i l Memb e r s pre s e nt i d ent i f y s ome s u gge s t ed
gu id e l ines _f o r p o l i c y deve l opment a nd next s t e p s a s · fo l l o w s :
� S o l u t i o n s mu s t :
o B e win-win
o P r o v i d e ne a r - t erm r e n t s t abi l i t y for home
owne r s / t enant s
o Inc l u d e l o n g - t e rm s o l u t i o ns
o As sure no n e t lo s s o f e. f f c;> r dab l e .ho.us ing
� P o l i c y i s s u e s to addre s s i n c l u de :
o F�ture l a nd u s e . de s i g nat i o n f o r p a r k
o H o u s ing a c c e s s p r e f e r en c e i s s u e s
.-
. , j Buena v i s t a M. )� _ e home �ark .Me eting Summai:y
_Febru�ry 2 ·a r 2 O 9.1 . . Pag.e 3
o Fo r . how lo.ng sh ould the park be pre s·erve d · i n it s
cu rrent fbrm?
o How mu ch of the _pa r k should .be pres erve d ·
o Wh at ince nt ive s wo r k for the owne rs ?
o Wh at s hort term accommo datio ns are ava i l a ble
l; Food for Th ;::;ught :. Can the s i te be converted t o ·
pe rmanent high-d��s i ty ·af fordable ho us in g ?
Staff t o do 's :
l; Comp�ete ;e �rk Re s i d ent Census
l; Cont in ue ·Ut�lity Rat e . A s s i s t a nce e f f ort s
l; Co n f i rm S e c t i o n 8 i s s ue s
l; Cont act Co�nty As s e s s o r 's Office
· !"· '
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St ate La w: Go v Cod e §
65863 . 7
• Be fo re co nv ersion , the own er m u st fi le a
re po rt o n the i m pa ct of the clo s u re u p on
the " d i s p lac ed re s iden ts .''
• C i ty Cou nci l m u st re vie w the re po rt a n d
ma y re q u i re the ow n er to "t a ke ste ps to
m i ti ga te a n y adv e rse i m pac t . . . on th e
a bi l it y of d i spla ced mobi lehome pa rk
re s ide nt s to · fi nd ad eq ua te h o u s i n g i n a
m o b i lehome pa r k."
• M i ti ga ti o n ca n n ot exce ed the re a sona ble
cos ts of re l o cat i o n
'"'--
• Or d i nanc e fi l l s i n the g ray areas , 1·i ke :
-Co nt e n ts of the Clo s u r e Re port
• Va l u e of ho mes
• Va lue of sim i l ar housing
• Co m p a rable pa rks ava i l ab le to d i sp l aced re s idents
• Mo vi ng costs ·
-Dec ision Mak i ng P roc ed u re s
-Acce pta ble M i tig at ion
• Pay ment of mo ving co sts
• Payment of l u m p su ms to co mp en sate re s ide nt s fo r
ec onomic di ffe re nces in � new res idenc e
• Provi sion of re pl ac ement housing
"-._ ___ /
'- .___ .. /
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•
• Wh at is th e re nt i n cr eas e th re s h old
fo r ec ono m i c ev ic ti o n ?
• H o w is th e o r d i n a nc e i n v ok e d?·
• Wh at m u st th e own er sho w to get a
ch a l leng ed i n cr ea se?
• Wh o is th e decis i o n mak er ?
r ..
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Tw o Pr onge d Ap pr oach :
Re u l a te & Coo er at e
• Re c om mend a d u al s tr ate g y fo r pa rk
pr es erv a ti on
-Reg ula te with Par k Co nv ersion Ord i n a nc e
-Cooperate with P rese rva ti on Ag re e men t
'--__ /
• I m p leme nt s and re i n for ces .s ta te la w
pa rk clo s u re la w
-Ci ty approva l fo r clo s u re is re q u i r ed
-Re l oc a ti on ass is t anc e mus t be pa id as a
co nd it ion of clo su re
-Re nt i n c r e as es a re re v ie we d fo r
re aso nabl ene ss
Sp ec ial Co m m it te e Or d inanc e
D i s cu s sion
• Rev ie w of Th re e mai n co nc er ns
-H o w shou ld a re nt i n creas e re v ie w be
i n iti ated ?
-Wh at is th e re nt i n crease th res hold fo r
re vi ew?
-Who sh o u ld de ci de?
D r aft Or d i n a nc e Re q u i r eme nt s
-Re nt i n crease re v ie w is i n iti at ed . b y 25o/o or
more of the pa rk re s ident s
-The re nt i n crease re v ie w th re s hold is C P I
plus 6°/o
-Dec isions a re by a pr iv at e he a r i n g off ic er
afte r me d ia ti on effo rt
• Us e St ate Law De v elopmen t
Ag re emen t fo rm at
-Tr ad es de v elopmen t ri g ht s fo r ·
ext r ao rd i n ary be n efi ts
• 1 1 Po i nt s
• 7 obl ig at i ons fo r .the-Pa rk Own er s
• 4 ob l iga t ions fo r th e C i ty
',.
·""-�,-·/
• Ci ty's Obl iga ti ons
4 . C i ty and Pa rk Own e rs ma y pu rsue a · m u tu a l l y
ac ce pta ble affordable hou sin g proj ect cov er iri,,
a l l or pa rt of the BV M H P d u ri.n g the 1 0 -y ea r pa � "
preserva tion per iod . If · Ci ty a.p p ro ves and · th e
· Par k Own ers de ve lop · an affordabl e housing
proj ect, th e ·mobi le . home par k us e may be
te rm i n ated e a r li e r th an 1 O . yea rs pro vided th at
. th e Par k Owner s g i ve e x i s t i ng pa rk re s ide nts
re loc a tio n a s s i·s t a·n ce as re q u i red by
Go ve rn me nt Cod e section 6586 3 .7 . a nd C i t y
ord i n a nc e .
� . �.I
Office of
Human Services
Ci�� ] r Palo Alto
Department of Com mun ity Services
April 1 7 , 200 1
TO : Mayor ' s Buena Vista Mobile Home Park Task Force
FROM: · Kathy Esp ; .. , :)za-Howard, Debbie Park
SUB JECT: Buena Vista Mobi le Home Park -Supplemental Table & C'1art
A supplemental table and a chart were prepared to show the income levels of the
Buena Vista Mobile Home Park re si dents in the three categories of the income
guidelines : Low Income Guidelines (LIG), Very Low Income Guidelines (VL IG),
and the Extremely Low Income Guidelines (ELIG).
The table below shows the breakdown of the number of households in each of the
three categories of the income guidelines:
Tota l No. of Peo ple In a Total No. of Total No. of Total No. of
Househ old Households In the Househ olds In the Households In the
LIG Category VLIG Category ELIG Category
1 26 24 1 6
2 1 2 1 0 3
3 1 2 1 1 7
4 1 0 1 0 6
5 4 3 1
7 1 1 1
Total 65 59 34
65 out of 75 households surveyed are earning below the LIG
59 out of 6 5 households in the LIG category are earning below the VLIG.
34 out of 65 households in the LIG category are earning below the ELI G
Attachm ents :
Exhibit A:
Exhibit B :
Buena Vista Mobile Home Park Table
Buena Vista Mobile Home Park Chart
Cubberlev Communitv Center
4000 Middlefield Roa d , Suite T2
Palo Alto, CA 94303
650.329.2375
650.856.8756 fax
)
\
_)
Ex h i b i t A
Buena Vi sta · Mobi le Home Pa rk
LIG = Low Income Guidelin es
VLIG = Very Low Income Guidelin es
ELIG =Extremely Low Income Guidelines (30% of Median)
# of People in a Hou se hold Annual Inc ome LIG VLIG ELIG
1 $ 1 4 ,400.00 $ 40,350.00 $ 30,5 50 .00 $ 1 8 ,3 50.00
1 $ 9,600.00 $ 40,350.00 $ 30,5 50.00 $ 1 8 ,350.00
1 $ 1 8 ,000.00 $ 40,350.00 $ 30,5 50.00 $ 1 8 ,3 50 .00
1 $ 2 1 ,600 .00 $ 40,350.00 $ 30,550.00 $ 1 8 ,350.00
1 $ 7,200 .00 $ 40,350.0 0 $ 30,5 50.00 $ 1 8,3 50.00
1 $ 1 8 ,000.00 $ 40,350.00 $ 3 0,550.00 $ 1 8 ,3 50.00
1 $ 1 0 ,5 1 2 .00 $ 40,350.00 $ 30,550.00 $ 1 8,350 .0 0
1 $ 1 9 ,2.0 0.00 $ 40,350.0 0 $ 30,550.00 $ 1 8 ,3 50.00
. 1 $ 1 5 ,000.00 $ 40,350.00 $ 30,5 50.00 $ 1 8 , 3 50.00
1 $ 1 8 ,720.00 $ 40,350.00 $ 30,5 50.00 . $ 1 8 , 3 50.00
1 $ 24 ,996.00 $ 40,350.0 0 $ 30,550.00 $ 1 8 ,350.00
1 $ 9,6 00.00 $ 40,350.00 $ 30,550.00 $ 1 8 , 3 50 .0 0
1 $ 7,8 00.00 $ 40,350.00 $ 30,550.00 $ 1 8 ,350.0 Q
1 $ 20,400.00 $ 40,350.00 $ 30,550.00 $ 1 8 ,350.00
1 $ 8,400 .00 $ 40 ,3 50.00 $ 30,550.00 $ 1 8 ,�5 0 . 0 0
1 $ 1 1 ,496.00 $ 40,350�00 $ 30,550.00 $ 1 8 ,3 50 .00
1 $ 9,072 .00 $ 40,3 50 .00 $ 30,550.00 $ 1 8 ,35 0 .00
1 $ 33 ,6 0 0 .0 0 $ 40 , 3 50.00 $ 30,5 50.0 0 $ 1 8 , 3 5 0 . 0 0
1 $ 1 4,4 0 0.0 0 $ 40,350.00 $ 30 ,55 0 .0 0 $ 1 8 , 3 50.0 0
1 $ 24,0 00.00 $ 40,350.00 $ 30,55 0 .0 0 $ 1 8 ,350.00
1 $ 1 3 ,200.00 $ 40,350.00 $ 30,550.00 $ 1 8 ,3 50.00
1 $ 20,796 .00 $ 40,3 50.00 $ 30,550.00 $ 1 8 , 3 50.00
1 $ 39,996.00 $ 40,350.00 $ 30,550.00 $ 1 8 , 3 50 . 0 0
1 $ 1 9 ,200 .00 $ 40,350.00 $ 30,5 50.00 $ 1 8 , 3 50.0 0
1 $ 9,600.00 $ 40,350.0 0 $ 30,550.00 $ 1 8 , 3 50.0 0
1 $ 1 8 ,0 00.00 $ 40,3 50 .0 0 $ 3 0 , 5 50 .0 0 $ 1 8 , 3 50.0 0
2 $ 35,004.00 $ 55,250.00 $ 34 ,900 .00 $ 20,950.0 0
2 $ 1 4 ,400.00 $ 55 ,2 5 0 .00 $ 34 ,9 00 .0 0 $ 20,950.0 0
2 $ 48,00 0.00 $ 55 ,2 50 .00 $ 34 ,9 00.0 0 $ 20,950.0 0
2 $ 1 2 ,000.00 $ 55,250 .00 $ 34 ,9 00.00 $ 20,950.00
2 $ 24 , 000.0 0 $ 55,250.00 $ 34,90 0.00 $ 20,950.00
2 $ 2 1 ,6 0 0 .0 0 $ 55 ,2 5 0 .00 $ 3 4,90 0 . 0 0 $ 2 0 ,950.00
2 $ 26 ,4 0 0 . 0 0 $ 55,2 50.00 $ 34 ,9 00 .0 0 $ 20,950.0 0
2 $ 1 6 ,8 00.00 $ 55 ,25 0 .00 $ 34 ,9 00 . 0 0 $ 20,950.0 0
2 $ 34 ,5 6 0 . 0 0 $ 55,250.00 $ 34 ,9 00 .0 0 $ 20,9 50 . 0 0
2 $ 2 1 ,600 .00 $ 55,250 .00 $ 34 ,900 .00 $ 20,950.0 0
2 $ 24 ,000 .0 0 $ 55 ,250.00 $ 34,90 0 . 0 0 $ 20,950.0 0
2 $ 24 , 99 6 .00 $ 55,250.0 0 $ 34 ,900 . 0 0 $ 20,9 50.0 0
3 $ 28,800.00 $ 62,1 50.0 0 $ 39,3 00.00 $ 23,550.0 0
3 $ 3 1 ,200.00 I $ 62 , 1 50 . 00 $ 39,300.00 $ 23,550.0 0
3 1 $ 1 3 , 1 4 0.00 $ 62, 1 5 0 . 0 0 I $ 39,300 . 0 0 $ 23,55 0 . 0 0
# of People in a House hold Annu al In come LIG VLIG ELIG
3 $ 1 8 ,0 00.0 0 $ 62 , 1 50.00 $ 39 ,300.00 $ 23,550 .00
3 $ 1 8 ,0 00.00 $ 62 ,1 50.00 $ 39,300.0 0 $ 23,5 50.00
3 $ 48,000 .00 $ 62 ,1 50.00 $ 39,300.00 $ 23 ,550 .00
3 $ 1 2 ,000.00 $ 62 , 1 50.00 $ 39,300.00 $ 23,550 .00
3 $ 37,200 .00 $ 62 , 1 50.00 $ 39,300.00 $ 23,5 50.00
3 $ ' 1 2 ,000.00 $ 62 , 1 50.00 $ 39,300.00 $ 23 ,5 50.00
3 $ 14,400.00 $ 62 , 1 50.00 $ 39,300.00 $ 23,550.00
3 $ 1 6 ,800.00 $ 62 , 1 50.00 $ 39,300.00 $ 23,5 50.00
3 $ 24 ,000 .0() $ .62,1 50.00 $ 39,300.00 $ 23,550.00
4 $ 8,940.00 $ 69,050.00 $ 43 ,650.00 $ 26 ,200.0 0
4 $ 42,000.0 0 $ 69 ,050.00 $ 43,6 50.00 $ 26 ,200 .00
4 $ 12,000.00 $ 69 ,050.00 $ 43,650.00 $ 26 ,200.0 0
4 $ 36,000.00 $ 69,050.0 0 $ 43,6 50.00 $ 26,200.00
4 $ 24 ,000 .00 $ 69,050.00 $ 43,650.00 $ 26,2 00.00
4 $ 1 2 ,000.00 $ 69,0 50.00 $ ' 4 3,650.00 $ 26,200.00
4 $ 36 ,000.00 $ 69,050.00 $ 43;650.00 $ 26 ,200 .00
4 $ 24 ,000.00 $ 69,050.00 $ 43,650.00 $ 26 ,2 00.00
4 $ 24 ,000.00 $ 69,050.00 $ 43,65 0.00 $ 26,200.00
4 $ 29,520.00 $ 69,050 .00 $ 43,650.00 $ 26 ,2 00.00
5 $ 1 4 ,400 .00 $ 74 ,550.00 $ 47 , 1 50.00 $ 28,300:00
5 $ 36,00 0.00 $ 74 ,550.00 $ 47, 1 5CY.OO $ 28,300.00
5 $ 42 ,000.00 $ 74 ,550 .00 $ 47 , 1 50 .00 $ 28,300.00
5 $ 48,000.00 $ 74 ,550.00 $ 47 , 1 50.00 $ 28,300.00
7 $ 1 4 ,400.00 $ 85,600.00 $ 54 ,1 5 0.00 $ 32 ,500.00
i ::c 15
.. t � z
Exh ibit B
Buena Vista Mobile Home Park ·/(
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....
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