HomeMy WebLinkAbout2004-09-30 - AGENDA REPORTS - MC 97-069 SAND CYN GATEWAY (2)CITY OF SANTA CLARITA
MANUFACTURED HOME RENT ADJUSTMENT PANEL
STAFF REPORT
PUBLIC HEARING
DATE: September 30, 2004
TO: Manufactured Home Rent Adjustment Panel
FROM: Lisa M. Hardy, AICP, Planning Manager
CASE PLANNER: Heather Waldstein, Associate Planner
SUBJECT: TENTATIVE PERMIT FOR CHANGE IN USE FOR MASTER CASE
97-069, for applicant Tom Clark, Sand Canyon Gateway, LLC
DEPARTMENT: Department of Planning and Economic Development
RECOMMENDED ACTION
That the Panel:
1. Open the public hearing.
2. Receive staff's presentation.
3. Receive public testimony.
4. Close the public hearing.
5. Discuss and review Relocation Impact Report and Tentative Permit.
6. Place appropriate conditions on the Tentative Permit, including a condition that the
Applicant provide a copy of Chapter 6.04 to all residents to be relocated and obtain a
signed statement that the residents are aware of their rights under the Chapter and that
they are advised to consult an attorney.
7. Direct staff to take appropriate actions to issue a Tentative Permit.
8. Direct staff to set a hearing on the Final Permit when appropriate.
BACKGROUND
This application for a change in use arises out of the approved development of the Sand Canyon
Joint Venture Project Site 1 and 2 also known as Master Case 97-069, which was approved in
June of 2002 by the City of Santa Clarita City Council. The change in use will occur on project
site 2, which is a 55 -acre site approved for six commercial lots, twenty-four single family
residential lots, two open space lots and the remainder to be used for the existing mobile home
use. Per Chapter 6.04 of the Santa Clarita Municipal Code, the applicant is required to file a
Master Case 97-069
Tentative Pennit for Change in Use
Page 2 of 3
Relocation Impact Report and obtain a Tentative and Final Permit for change of use of the
Mobile Home Park.
The applicant is Tom Clark with Sand Canyon Gateway, LLC. The project site involved
contains an existing 136 -unit mobile home park called Canyon Breeze. As a result of the
proposed project,there will be a permanent loss of 44 mobile homes spaces. Of the spaces lost,
only 11 spaces were occupied by mobile homes. These 11 residents must be relocated. Space is
available within the same mobile home park but in other park areas to accommodate the
relocation required. The applicant has undertaken the process to relocate these residents to those
spaces. The applicant has advised staff that he has entered into relocation agreements with all
11 residents and many of them have already been relocated.
ANALYSIS
Santa Clarita Municipal Code Section 6.04 Manufactured Home Park- Change in Use provides
the requirements for obtaining a change in use permit. Section 6.04 provides that the applicant
first submit a Relocation Impact Report. Once the Report is submitted, a hearing on the change
in use can be held to obtain a Tentative Permit. At this hearing, the Panel reviews the Report and
can impose relocation costs and conditions. The Panel may require the Applicant to pay for
moving expenses, storage expenses, and payment of $75 per day to cover lodging meals and
incidental expenses during the relocation period. In addition to these costs, the Panel may
condition the Tentative Permit regarding the type of location and park the homes may be
relocated to and require obtaining insurance for the relocation period. If the Panel finds that the
Relocation Impact Report complies with the code and proper notice has been provided to the
residents by the applicant, the Panel may issue a Tentative Permit. Once the Tentative Permit is
deemed complete, the Applicant shall give the residents six months notice of the termination of
tenancy. Thereafter, a Hearing for the Final Permit is to be held. At this hearing, the Panel can
determine if the applicant substantially complied with the Tentative Permit's conditions. If the
Panel finds substantial compliance, the Final Permit may be issued.
In the present case, the Applicant submitted the Relocation Impact Report, but also undertook
entering into relocation agreements or'mobile'home reset agreements with the 11 property
owners. This was done without involvement of City staff and in advance of the procedures
discussed above for obtaining a Tentative Permit. The relocation agreements appear to provide
substantially similar provisions as could be required by the Panel in issuing the Tentative Permit.
Further, based on staff discussions with the applicant, the relocation process has already occurred
for most of the residents therefore the six month notice period cannot be provided. Although the
City's Code was not followed by the applicant, he has nonetheless entered into fair relocation
agreements with the residents and because relocation was able to be provided within the same
park, many of the concerns the Code addresses regarding finding another suitable park location
are not an issue here.
Because the relocation agreements and actual relocation in some cases has occurred in advance
of the process set out in the City Code, staff recommends that the Tentative Permit be issued and
that the Panel condition the Tentative Permit to require the applicant to provide a copy of
Chapter 6.04 and obtain a signed statement from residents that they are aware of their rights
under the Chapter and that they are advised to consult an attorney. This is a requirement under
LA #4849-5757-0304 %]
Master Case 97-069
Tentative Permit for Change in Use
Page 3 of 3
Section 6.04.120 when the applicant and residents enter into agreements different from what was
required in the Tentative Permit. This condition will also ensure that the residents have been
adequately informed and protected regarding their rights under the law. This condition, and any
other that the Panel deems appropriate can then be confirmed at the hearing for the Final Permit.
ALTERNATIVE ACTIONS
Other direction or conditions determined by the Panel.
2. The Panel may choose not to direct staff to take appropriate actions to issue the Tentative
Permit.
FISCAL WPACT
No fiscal impacts are anticipated from this action.
ATTACHMENTS
Santa Clarita Municipal Code Chapter 6.04
Relocation Impact Report
READING FILE
Mobile Home Reset Agreements (available upon request)
LA #4848-5757-0304 � I
. N
ORDINANCE NO. 97-o6
AN ORDINANCE OF THE Crry COUNCIL OF THE CITY
OF SANTA CLARITA, CALIFORNIA, AMENDING THE
MUNICIPAL CODE AT TITLE 6 TO ADD CHApMR 6.04
AND AMENDING SECTION 16.25-040 AND 16.25. 110
REGARDING THE CHANGE IN USE OF MANUFACTURED
HOME PARKS
WHEREAS, it 'a the 'meat of this Ordinance to achieve a balance that provides incentives fbr
the Park Owner. the manufactured home owner and the City to work together to facilitate the equitable
closure of existing manufactured home parks; and,
WHEREAS, in order to facilitate the equitable closure of existing M&Mdactured P e
City Will use its good offices to encourage the development And 31 home arks th
tins of replacement spaces and expedite
the processing of land use entitlements lbr such new mobile home park spun; am,
WHEREAS, research conducted by the City indicates that sufficient comparable spaces can be
expand an existing park Is provided; and, ev
developed to permit closure Of Any given existing park if adequate time to d CIOP a Park a new park or
WHEREAS, it appears that only two existing Parks are likely to cl In the fores le lu e,
and the remaining mobile homes in these parks could likel be relomW wit 090 eeab tur
available in existing parks; and, y h the Spaces that are currently
WHEREAS, City staff has identified two sites within the City that could provide 300 spaces that
the owners arc willing to develop if the need arises fbr replacement sp
am.
NOW THEREFORE, THE CnT COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
=3192—L. Santa Clarits Municipal Code is hereby amended at Title 6 to add Chapter 6.04
to read as follows:
"6.04 K4NUFA . CTURED ROME PARKS - CHANGE IN USE
6.04.010 ham
dh,,,,M,w unreu-Icted change 'a use Of Mamffmwed home parks to other uses
the Mumfictured home stock and Spam din me available within die City and
surrounding areas, Tle Protection of residents and potential purdwers of masudictured
homes warrants the implementation Of regulMrY safeguards. The City recognizes that
the Private sector does not always exercise its responsibility to provide varied housing
choice$ and OPPOrnmities Ed that City participation in this process is needed. The
regulatory safeguards also Protect manufactured park owners by providing an orderly
process fbr changes in the use Of manufactured home parks and by limiting the amount
of relocation costs which the park owner can be required to pay. Nothing in this chapter
naam'q
shall be deemed to authorize the termination of any tenancy within an existing park
except as otherwise authorized by law.
For purposes of this chapter only, the following definitions s all apply
(0` COL based an the context, another definition is clearly intended: It unless
i 7WAM . I A. "Applicanto means the park owner of an existing manufactured home park
that applies under this Chapter 6.04 for a change in use of such park.
B. "Change in use* means use of a park for a Purpose Other than rental or the
holding out for rental of two or more manufactured home sites to accommodate
manufactured homes fbr human habitation. A change of use may affect the entire park
Or any Portion thereof. A change of use includes, but is not limited to, a-dtange of the
park or any portion thereof to a condominium, stock cooperative, planned unit
development, or any form of ownership wherein spaces within the park are to be sold.
C. "Final Permit* means the permit granted Pursuant to Section 6.04.120 once
a park owner has substantially compiled with all conditions of a Tentative Permit.
D. "Illegal addition' Is an addition to a manufactured home for which all
required building permits were not obtained and which does not currently comply with
the Sam Clarks. Municipal Code.
E. 'Illegal structure" is A structure which did not comply with applicable
building and/or design regulations and laws at the time which it was built.
F. "Manufactured home* is synonymous with the term Imobflehome*.
G. 'Manufactured home owner* is a person who hu a tenancy in a
manufactured home park under a rental agreement with the park and has an ownership
interest in the manufactured home.
H. Wanufactured home park' or *park' means an area of land where two or
more manufactured home spaces are rented.or leased, out for manufactured homes used
as residences. The term amamifictured home park" does not Include developments which
sell lots for manufactured homes or which provide condominium ownership of such lots,
even if one or more mamitactured homes in the development are rented or leased out.
L "Manufactured home park owna* or *park owner* me4m the owner, lessor,
OPer4W, manager or designated agent thereof, of a park located in the City of Santa
Clarita.
I. "Manufactured home resident" or Oresident" is a manufactured home owner
or other person who lawfully occupies a manufactured home in a park.
LAXL-isM.9 -2-
K. RMobilehomeo means that definition used in Civil Code section 799.3, and
includes a structure designed for human habitation and for being moved on a street or
higliway under Permit. The term *mobilehome- includes a manufactured home, as
defined in the Health and Safety Code section 18007.
owner". L. 'Mobilehome owner' is synonymous with the term ' manufactured home
M. "Mobilehome park* Is synonymous with the term "manufactured home
Parke.
N. "Mobilehome residento Is synonymous with the term "manufactured home
resident%
0. *Nonresident owner" is a person who Owns A mRfnl&cmred. home located
within a park but does not reside there.
P. *Panel" is the Manufactured Home Rent Adjustment Panel as established by
Chapter 6.02 of Title 6 of the Santa Clarita Municipal Code.
Q. "Report* means the Relocation Impact Report required by Secdon6.04.030.
R. "Tenancy" is the right of a manufactured home owner to use a site within
a park on which to locate and maintain a manufactured home, site improvements, and the
necessary accessory structures for human habitation.
S. "Tentative Permit* means the permit granted pursuant to Section 6.04.090.
(CW& COL 6.04.030 Relocation Tmnsct Report.
I Wa7W) A. Prior to the change In use of a park, the Applicant &hall file with the City's
Department of Community Development a Relocation Impact Report which outlines the
impact Of the change in use on displaced residents. Ile Report shall include, but not be
limited to, the fbilowing information:
L. 'Me number of spaces within the existing park.
2. A list of names and addresses of all mm&c=ed home residents
within the park.
3. A list of names and addresses of all nonresident owners within the
park.
4. Any manufactured homes which the park owner cow=& are illegal
structures or to which illegal additions have been made.
-IM-law.9 -3-
5. The current rent charged for each space in the mobilehome park and
the number of residents occupying each manufkaured home affected
by the Proposed change in use.
6. Written commitments from the owners of parks with alternative sites
within the City Of Santa Clarita accepting all the manufactured homes
to be relocated, and acknowledging: (1) the type Of such homes to be
relocated therein, (2) the condition of such homes, (3) die rent
applied, (4) the individual residents, and (5) the space to which each
manufactured home is to be relocated. The City shall use its good
offices to assist the park owner and manufactured home owner to find
spaces for relocation, to encourage the development of spaces for
relocation and to expedite processing of land use entitlements fbr new
mobile home spaces.
7. A proposed time schedule for residents and nonresident owners to
vacate the existing park.
(OWL COL 6.04.040 An2lication And -F—
I G"a7W Submission of the Relocation Impact Report and a proposed Tentative Permit to
the City's Department of Community Developm shall constitute an application for a
Tentative Permit for a change of use pursuant to Civil Code section 798.56(g). The
application shall be accompanied by a fee in an amount ad by resolution of the City
Council Pursuant to Government Code section 66016.
(aw. COL 6.04.050 Notice To ResedM3UA2gjEdWgj!cQDosad Change Tn MO.
f 7XX
OWL COL
i 65M7(b)) At least 30 days Prior to the hearing before the Panel on the change in use, the
Applicant shall provide nodca to all residents and nonresident owners affecW by the
change in use. Such notice shall state the time, date, Place and nature of the hearing,
shall include a copy of the Relocation Impact Report and a proposed Tentative Permit and
shall inform each resident that he or she has a right to appear to object to the failure to
meet the requirements of this Chapter with respect to his or her home's relocation. Such
notice shall also state whether the Applicant contezds that resideWs manufactured home
is illegal or legal and, if Illegal, informs the manufactured home owner that he or she has
60 days to bring the mamdkmred home into compliance with applicable laws, as
determined by die State of California, or lose the rights of a muntfactured home owner
under this Chapter. The hearing shall not be held until the Applicant has satisfactorily
verified to the City that all persons have received proper notification.
COL 6.04.060 Hearing On The Change in Use.
16913.7%) A hearing shall be held before the Panel on any proposed change in use. At this
hearing, the Panel shall review the Relocation Impact Report.
6.04.070 Allowable Relocation Costs And Conditions on Park Change In Use.
LAM --10M.9 -4-
A. - The Panel may impose payment for the relocation costs outlined in this
section on the Applicant as conditions of the Tentative Permit, subject to the provisions
of Section 6.04.080. Ile Applicant is to pay for the following relocation costs for each
manufactured home in the park if such costs are imposed by the Panel.
L Reasonable moving expenses charged by a professional mover fbr
Packing and moving the resident's personal items within the city limits of the City of
Santa Clarita, including full value replacement insurance on the goods being moved.
2. Payment for any necessary storage expense while the manufactured
home is being set up in a new park.
3. Payment of $75 per day for the residents of each manufactured home
to cover lodging, meals, and incidental expenses from the time when a resident of the
existing park is required to move out of his or her manufactured home to relocate until
the time when the manufactured home is set up in the now park and ready for habitation.
B. The Panel shall impose as conditions to the Tentative Permit, the following
mitigation measures:
1. The Applicant shall move and relocate all manufactured homes to a
legal location within the city limits of the city of Santa Clarita comparable to the prior
location in terms of amenities, rent, location and space size, including professional
moving, preparation and take-down services incidental to preparation of the maralfactured
home for moving. 'Comparable rentu as used herein shall mean rem not more than one
percent (I %) higher than the previous rent unless a higher rent is justified by an
increased space size Or other compensating factors and the manufactured home owner
consents to such an increase.
2. The Applicant shall obtain and retain insurance for moving the
manufactured home fbr the full replacement value of the manufactured homes for the
entire time of the move including take-down and reinstallation. Ile replacement value
shall be determined in the same manner as used by insurance companies authorized to do
business in the State Of CalifbMia in determining the replacAnent value of the
mobilehome if It had been destroyed while situated in the mobilehome park. Insurance
shall be with a company authorized to do business in the State of Califbmia.
3. Its Applicant shall install the manufactured homes in comparable
parks within the City limits of the City of Santa Clarita, including rebuilding existing
legal structures and additions to the manufactured home.
4. 'Me Applicant shall replace the manufactured home with a comparable
manufactured home if the manufactured home is destroyed or severely damaged in transit
to the new park. The manufactured home owner may elec4 at his or her sole option, to
receive the cash value of the manufactured home destroyed or merely damaged in
transit. If a manufactured home owner receives compensation pursuant to this subsection,
he or she shall not be entitled to receive any insurance payment.
XLAUM.9
requiremen S. The Applicant shall ensure that the manufactured homes meet the
ts Of the new park(s) in which they are relocated. The Applicant shall
rehabilitate manufactured homes to enable them to be accepted into a new park within the
City of Santa Clarks.
C. Notwithstanding the above, if a manuftctured home is illegal, as determined
by the State Of California, the Applicant will only be responsible for moving the
manufactured home to a legal location for storage and the Applicant will not be
responsible for the costs and mitigation measures in A.2, and A.3 and B of this section,
even if the same are imposed as conditions by the Panel. Ile Applicant shall not be
responsible for paying any storage costs for the legal ufa home.
Notwithstanding the above, a manufactured home owne il man ctured
r shall have 60 days notice
pursuant to Section 6.04.050 to bring his or her manufactured home into compliance with
applicable law. If the manufactured home comes into compliance with the applicable
laws of. the State of California,, within the 60 -day period, then the home shall be
considered leg!l fbr all purposes of this Chapter and shall be entitled Wall rights
accorded by this Chapter except, that when the Tentative Permit is granted, the owner
shall not be accorded the rights of a legal owner at that time. However, at the time of
granting of this Final Permit, the Applicant must provide all of the relocation benefits set
fbrth in Section 6.04.070 with respect to such manufactured homes.
D. Notwithstanding the above, if a manufactured home includes ,legal ddo
asociated with tearing
Or structures, the Applicant shall not be responsible fbr the costs & ad as
down, moving, or setting up the same at a new location.
E- If A MatmfWwed home Owner locates his or her manufactured home in a
park after notice has been given of a change in use which would affect the portion of the
park In which the manufactured home would be located, the manuflacturetl home owner
shall not be entitled to any of the relocation benefits provided by this Chapter. if the
proposed change of use does not take place or does not affect the manufactured home
owner, then the manufactured home owner shall be eligible fbr all applicable relocation
benefits for any subsequent change of use which affects that m2nufa ho 0
Ile manufactured home owner shall sip a written statement ctured me wner.
owner. is aware that a change of use has been proposed fbr the acimowledging that said
padr-
6.04.090 Eligibilky of Nonresident -Owners fbr gel on Mitiffadon Measures.
If the manufactured home Owner is a nouresident owner, then the m-nubcwM
home Owner shall Only be entitled to the relocation mitigation measures specified in
Section 6.04.070, subsection B. as determined by the Pad as a condition to the
Tentative Permit and not the relocation costs set fbrth in Section 6.04.070, subsection A.
Following the hearing On the change of use, the Panel &hall grant a Tentative
Permit if it determines that all of the requirements of Sections 6.04.030, 6.04.040,
6.04.050 have been satisfied.
LAn-10M.9 -6-
6.04. 1 oo
At least 30 days prior to the hearing before the Panel on the Final Permit, the
Applicant shall provide notice to all residents and nonresident owners aftectBd by the
change in use. Such notice shall state the time, date, place and natu e of the hearing and
shall infbrm each resident that he or she has a right to appear to object to the failure to
meet the requirements of this Chapter or the Tentative Permit with respect to his or her
home's relocation. The hearing shall not be held until the Applicant has satisfactorily
verified to the City that all persons have received Proper notification.
6.04.110 Notice Aftpr P11h1f, T -T ... ;-- A -A �:- A, o2roval.
After the Tentative Permit is deemed final, the Applicant shall give residents and
nonresident homeowners at least six mouth's wriften notice of termination of tenancy.
Ile notice required by this Section 6.04.110 is deemed to satisfy the requirements of
Civil Code Section 798.56(g)(2).
6.04.120 EjULEMWI.
A. After notice is provided as required by Section 6.o4.100 and a hearing hold
regarding compliance by the Applicant with the Tentative permit, the panel
the Applicant a Final Permit when he or she has both: (1) substa d2fly CO Sul gratts
the conditions of the Tentative permit and (2) subs M mplied with
tantially complied with the
requirements Of Section 6.04.070 with respect to all manufactured homes which were
illegal at the time that notice was Provided pursuant to Section 6.04.050 but came into
compliance with all laws within 60 days of such notice.
B. The Applicant and a manufactured home owner may agree to a resolution
different than that approved In the Tentative Permit after the approval of the Tentative
Permi4 and compliance with said agreement by the Applicant sW Constitute "substantial
compliance" under this section with respect to matters reladnS to such manufactured
home owner's home sat forth in die Tentative PermIL The agreement SW Include a
copy of this Chapter as an attachment, together with a Statement that the homeowner is
aware of his or her rights under this Chapter, and that he or she is recommended to
Consult with an attorney. Any such agreement which is procutvid by fraud or
misrepresentation shall be null and void.
C. Notwithstanding the above, the Final Permit shall not be issued if the
Applicant has disturbW or caused to be disturbed the am and facilities of the park that
are the subject of the application in
development until the affected man anticipation of closure of the park to facilitate future
ufactured home owners receive fair and re4ssonable
compensation for the inconvenience, resulting from such disturbanM as such
compensation is determined by the Panel. The Panel shall make this determination at the
hearing held pursuant to this Section 6.04.120.
6.04.130 Appeal From Im
jM-1aM.9
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Ile Applicant, residents and nonresident owners affected by the proposed change
in use have' fifteen days to appeal to the City Council either the Panel's decision to grant
a Tentative Permit or the Panel's decision to grant a Final Permit. If no appeal is Mad
within fifteen days of either action, the Panel's decision on either the Tentative Permit
or Final Permit, as the case may be, shall be deemed final. If an appeal is filed on either
action, the City Council shall hear the appeal within 30 days. The City Council,$
decision shall be final as of the date it is rendered.
92M31 Ek. �-9- I
The Park owner shall provide written notice to City, residents and nonresident
owners within & Park within thirty (30) days Of the earliest date on which
THE TOTAL OF:
A, non-horneowner occupied spaces (excluding spaces owned by the park and
occupied by park employc");
B. Unoccupied mobilehomes;
C. spaces without mobilehomes located upon them;
DIVIDED BY:
D. the total available mobUehome sites in the padq
EXCEEDS twcutY-fivc Percent (25%).
TherefOr's, when the total of A Plus 8 Plus C, divided by D, is greater than 25%,
notification is required. Notification shall Include the ex= number of spacag in category
A, B and C. Notification will 31SO include the total number of mobilehornes owned by
the park or the park's Owners, but not including any such mobUebomes occupied by park
employea-
6.04.150 &k1W*MRM-
The Provisions of this Chapter Are Inapplicable if the chap in use of a p is
the direct result of a bankruptcy adjudicakm ark
i1orom
No building permit shall be issued On Property occupied by a park for uses other
than those associated with the Park use until A Final Permit has been obtained pursuant
to this Chapter.
92WIN ON I �11 _j �
M,
nis Chapter is not intended to substitute fbr any legal or equitable re y
Otherwise available under law and med
should be understood to Provide remedies which are
cumulative thereto and Otherwise nonexclusive.
5fCnQhU. Santa Clarita Municipal Code is hereby amended
16-25-040 to read as f011OW3: at -Section
Ile subdivider shall provide the information and docume4lts required by
City resolution as well as the following:
A- Approximate location of all areas subject to flooding and the
location and directions of flow of all watercourses.
B. A soil or geologic report when required by the City Engineer.
C. A Relocation Impact Report, which coat" the information
required pursuant to Government Code section 66427.4 and
Municipal Code section 6.04.030, if the tentative map or parcel
Map involves the subdivision of a manufactured home park or
mobilehome park. 0
VAMQZU. Santa Clarke Municipal Cod. is hereby ame
16.25.110 to read as follows: ended at Section
no Planning Commission is authorized
disapprove tentative maps and to exercst40thPGPrOVV, conditionally approve or
responsibilities as specified by
Sections 66473.5, 66474, 66474.1 and 66474.6 of the Subdivision Map Act.
m'hen the Proposed tentative map or Parcel Map involves the subdivision of a
aau&cWW home park Or mObUchOme park, the Planning Commission is not
authorized to Approve any tentative maps unta the subdivider has obtained a
Tentative Permit pursuant to Municipal Code Chapter 6.04.' Further, the
Planning Commission shall condition its approval of an a ve map of
parcel map On the granting of a Final permit ch tentati
Pursuant to Section 6.04. 100. being granted to the park owner
this V-CMEA- If any Wtion, subsection, sentence, clam, phrase or Portion of
ChaPtOr is fbr my reason held vold, invalid of unconstitutional by a couft of
competent Jurisdiction, such invalidity shall not &ffect the other Provisions of
Ordinance or clauses or applications thereof which can this
be implemented without the
invalid Provisions Of clam or application and to this end the provisions and
this Ordinance are declared to be severable. clauses of
OXIMU. The City Clerk shall certify to the ado n of this ordinance and
shall cause the same to be published . Ptio
in the manner required by law.
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kSSED, APPROVED AND ADOPTED this —2-2 day of April .,1997.
7TEST:
aj-� 4�? '��
UITY CLERK
VA OR � �jlo- I r -M I � W-=A-
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES )ss
CITY OF SANTA CLARITA
L -Sharon L. Dawson. City Clerk of the City of Santa ciarita, do hereby certify that the
foregoing Ordinance NO- — was regularly introduced and placed upon its first reading
at a regular meeting of the City Council on the —ffth-- day of April 1997,that
thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City
Council on the 22 day of —ApxiL_, 1997, by the following vote, to wit:
AYES: COUNCILMEMBERS: BOYER, DARCY, HEIDT, SMYTO
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
DIS9YALIFIED: COUNCILMEMBERS: KT.AJIC
-)i� 0-� LAt-�W-�
CITY CLERK
f -
SAND CANYON GATEWAY, L.L.C.
d/b/a Canyon Breeze Village Mobile Home Park
RELOCATION IMPACT REPORT
Proposed Mobilehome Park Change of Use
City of Santa Clarita Municipal Code Section 6.04.030
The following Relocation Impact Report in support of Sand
Canyon Gateway, L.L.C.'s, doing business as Canyon Breeze Village
Mobile Home Park "Park," proposed change of use, is filed in
accordance with City of Santa Clarita Municipal Code Section
6.04.030.
The Park is located at 28504 Sand Canyon Road, Canyon Country,
California 91387, and consists of 136 spaces. The Park's mailing
address is 28504 Sand Canyon Road, Space 91, Canyon Country,
California 91387
The Park is subject to partial re -development. And, as a
result of current Park vacancies, all homes in the affected area
will be moved within the Park. Accordingly, the information
provided will concern only those affected units and residents as
shown on the affected site plan.
1. There are a total of 61 spaces in the area to be re-
developed (affected area). of the 61 spaces, 11 are
currently occupied. The remaining So spaces are vacant.
2. Names and addresses of residents in the affected area are
shown on Exhibit 1.
3. There are no known nonresident owners in the Park.
4. There are no known spaces in the affected area containing
illegal manufactured homes, structures or additions.
5. Current Space rents in affected area: Exhibit 2. New
Space rent will be at the same level as it was for each
respective resident at their previous space, subject to
City of Santa Clarita Rent Control Ordinance.
6. Since the proposed re -development is affecting only a
portion of the Park, there will be no displaced
residents. The affected homes, those 11 within the re-
development area, will be moved to existing, vacant
spaces within the Park.
7. There are currently ii homes in the affected area to he
moved within the Park. They will be moved to the
following spaces: Exhibit 3. The proposed schedule for
moving residents, homes into their new location is
outlined in Exhibit 4.
Page I of 4
8. There are sufficient existing vacant spaces, totalling
16, that are readily available within the unaffected area
of the Park for the moving of the 11 affected homes.
9. All costs are to be borne exclusively by the Park, in
accordance with the City Ordinance.
DATED: June A6 , 2004
By: SAND CANYON GATEWAY, L.L.C.
I I . X—ezy�
ROBE1kT L. BARGE
General Manager
(EXHIBITS ATTACHED]
SAND CANYON GATEWAY, L.L.C.
d/b/a Canyon Breeze Village VHP
Relocation Impact Report Page 2 of 4
NAMES AND ADDRESSES OF RESIDENTS IN AFFECTED AREA
EXHIBIT 1
All units within Canyon Breeze Village Mobile Home Park share the common street address of
28504 Sand Canyon Road, Space —, Canyon Country, CA 91387.
Space
Residents No.
of Occuipants
6
Simmons, Clarance and Claudine
2
7
Lopez, Jose and Orlidiag
4
11
Bare, Rosemary and Kenneth
4
29
Carter, Larry
1
30
Wright, Richard and Sandra
2
43
Wilson, Burt
1
44
Mathews, Joyce
2
49
Franquez, Oscar and Sonia
6
70
Matthews, Dwayne and Orena
4
74
Verduzco, Mireya
5
77
Sapolsky, Brad and Dawn
TOTAL
-5
36
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CURRENT SPACE RENT IN AFFECTED AREA
EXHIBIT 2
Space
Rent
New Rent
6
$391.51
$391.51
7
$431.34
$431.34
11
$424.69
$424.69
29
$456.41
$456.41
30
$391.51
$391.51
43
$371.32
$371.32
44
$427.41
$427.41
49
$412.98
$412.98
74
$422.82
$422.82
77
$422.30
$422.30
New rent amounts are subject to change in accordance with the
City of Santa Clarita's rent control ordinance. All other spaces
within the affected area are vacant..
-------------------------------------------------------------------
HOMES TO BE MOVED WITHIN PARK
EXHIBIT 3
CURRENT
NEW
SPACE
SPACE
6
113
7
128
11
1
29
32
30
34
43
2 or 5
44
67
49
89
74
82
77
83
SAND CANYON GATEWAY, L.L.C.
d/b�a Canyon Breeze Village MHP
Relocation Impact Report Page 3 of 4
PROPOSED MOVING SCHEDULE OF AFFECTED HOMES
EXHIBIT 4
CURRENT
MOVING
SPACE
DATE
6
June
20,
2004
7
June
30,
2004
11
July
30,
2004
29
July
30,
2004
30
June
15,
2004
43
July
15,
2004
44
June
25,
2004
49
July
30,
2004
70
July
1,
2004
74
July
1,
2004
77
July
15,
2004
SAND CANYON GATEWAY, L.L.C.
d/b/a Canyon Breeze Village MHP
Reloc�tion Impact Report Page 4 Of 4