HomeMy WebLinkAbout1996-09-03 - AGENDA REPORTS - MH RELOCATION IMPACT ORD (2)NEW BUSINESS
DATE:
SUBJECT:
DEPARTMENT;
BACKGROUND
AGENDA REPORT
City Manager Approv
Item to be presented
Rich Henderson
September 3, 1996
MOBILEHOME RELOCATION IMPACT ORDINANCE
Community Development
Several mobilehome parks in Santa Clarita are located in prime commercial areas, and some
of them are 30 years old or more. If they apply for closure or a change of use, they must
submit a Relocation Impact Report to the City, specifying compensation due mobilehome
owners at time of a park closure.
In May of 1994, the City Council considered an ordinance which stipulated the compensation
a mobilehome owner would receive, including relocation within a 200 mile radius. Several
homeowners spoke in opposition. The City Attorney advised that the City of Carson was
defending a legal challenge to amore comprehensive ordinance. The Council requested that
a group be formed to work toward a consensus on solutions to the differing needs of the home
owners and the park owners.
The group is comprised of two individuals representing park owners, two individuals
representing home owners, and the present person serving as the neutral party for the Rent
Stabilization Panel. They have been meeting regularly, and are now prepared to
unanimously recommend a course of action.
We can benefit by having waited for the Carson ordinance to be resolved. It was upheld by
the courts. It allows the park owners to relocate home owners within a 50 mile radius or pay
"last resort benefits" when this can't be accomplished, equivalent to 100% of "value in place
based on depreciated replacement cost appraisals"..
The experience in Carson has not been satisfactory. Many individuals have appealed their
relocation options as not being comparable due to personal circumstances. For example, a
lady who was to be moved to an excellent park in Pomona stated that although the site was
desirable, she couldn't live that far from her doctor in Carson.
The present state of the art in Relocation Impact Ordinances allows the shuttling of residents
around the region. The committee wishes to avoid this, and also avoid all the ar^-•-- --
APPROWED Age
concerning appraisals of valuation of mobilehomes, especially since mortgages exceed values
in some cases. These arguments arise when "Last Resort Benefits" are offered in lieu of
relocation.
The park owners are willing to accept an unprecedented concept of being required to relocate
all homes within the City of Santa Clarita, if the City can help to make this feasible. We will
need to encourage new mobilehome parks which allow relocated homes. We have already
located three potential sites adjacent to existing mobilehome parks. The present parks could
free up their frontage for new commercial uses, yet actually expand their parks with new
adjacent facilities. These are simply tentative possibilities, but with more follow up, staff
believes that we can cause applications for new parks to be filed.
The ordinance should take effect for one year, during which time the City needs to show its
good faith by causing new mobilehome spaces to be approved and made available. If we can
accomplish this, then the relocation experience will minimally impact home owners and their
new spaces will be in newer facilities, and placed suitably further from major boulevards.
RECOMMENDATION:
Staff recommends that the City Council receive the report; discuss the matter; and direct
staff to prepare an ordinance.
GAC:RH:Iep
cc: City Councilmembers
council\mhreloc.mem