HomeMy WebLinkAboutAGENDA REPORT 1997 0507 CC REG ITEM 09BTO:
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Honorable City Council
Nancy Burns, Management Analyst
May 2, 1997 (1". of 5/7/97),
59i, ;,
ITEM 9. J8
....
Review Mobilehome Rent Stabilization Ordinance
(MC 5.52)
The City's Mobilehome Park Rent Stabilization Ordinance provides
for an annual Standard space rent increase which does not exceed
the greater of four percent (4$) or the adjusted Consumer Price
Index. The most recent space rent increase granted to Villa del
Arroyo Mobilehome Park was 4% and became effective December 1,
1996. The earliest date on which another Standard space rent
increase could become effective is December 1, 1997. In 1996, 17
of the total 240 spaces in the park were subject to a lease
agreement, and, therefore, not affected by the rent increase
provisions referenced above.
Recently, residents of the park have expressed concerns regarding
the following items and request assistance in resolving these
matters:
1. Attempts to evict residents.
An eviction proceeding has been initiated due to lack
of an awning on one mobilehome. The owner borrowed
funds to install a wood awning, and received a notice
that the required material was metal. When attempts to
borrow money for a metal awning were unsuccessful, the
owner received a 60 -day eviction notice.
2. Responsibility for maintenance of utility meters.
Testimony was presented April 12, 1997, at a Town Hall
meeting regarding lack of maintenance of an individual
gas meter by park management.
3. Maintenance of landscape.
The maintenance of a tree which had been maintained by
park personnel is now identified as one park resident's
responsibility.
C:AM \NLB \AGNDARPT \mobhmrnt- 4,,',19/9'7-May 2, 1997
4. Rent increases.
Residents have described the loss of value in their
mobilehomes, at the same time their space rent
increases annually. Many are on fixed incomes. While
the City's ordinance provides for a hardship
adjustment, some residents may find the process too
difficult to complete without assistance. Park
residents assert that other parks in the area offer
more attractive rents, but low vacancy rates, coupled
with difficulties of transporting a mobilehome, render
them without options.
The State Department of Housing and Community Development (HCD)
regulates mobilehomes and mobilehome parks in matters of title
and registration, building permits for repairs or construction,
etc.
Staff has initiated a survey to determine current rental rates at
area mobilehome parks. Data collection on this is underway.
Staff is also investigating the matter of provision of utility
service to mobilehome park residents and the authority under
which this is regulated.
The City Attorney was contacted with the question of whether the
City should review and approve as to form the leases between
mobile home park tenants and the landlord. Leases between
landlords and tenants are governed to some extent by state law
and state law addresses leases between landlords and tenants in
mobilehome parks, specifically. To the extent that leases are
regulated by state law, cities are exempted from involvement in
what is essentially a private matter regulated by the State.
City review would serve no regulatory purpose and would place the
City in a role typically performed by private legal counsel.
This could be construed as a gift of public funds. The City
Attorney will address City Council questions regarding the
current ordinances relative to currently applicable State
Statutes and Case law.
Direct staff as deemed appropriate.
C:\ M\ NLB\ AGNDARPT \mobhmrnt- 9/29/9'7 -May 2, 1997
VEs del Afoyo H Aseadel on
11 -14 -96
1 - R. V. Parking Lot:
A - Trash around the dumpsters most of the time.(under control now)
B - Hydraulic fluid leaking on ground.(under control now)
C - Road damaged next to dumpster by heavy trucks.
D - Water pools at North /East side of parking year round.
E - Lighting on South side has been non - operative for at least 12 months
now. Reinstatement of electricity has been budgeted and promised, but
no action has been taken.
F -Need key to lock padlock on gate, results in people not wanting to
lock gate when finished in R.V area.(repaired)
G - Parking lot has not been repaved in a long time and needs to
be done.
Items A,C,D,E and G are violations of article 8,798.87 Public
Nuisance.
Item A, is a violation of article 10 section 1610,d
2 - Hike Path:
A - Pot holes and ruts along walk way.
B - Poor lighting along walkway. Some areas appear to be missing lights
and is pitch black at night. Residents do not feel safe walking along
path because of this.
C- Tumble weeds and other weeds allowed to grow along the bike path,
until a complaint form is sent in.(under control now)
D- Water pools on walk way after sprinkling and rains.
Item A is a violation of article 8,798.87 Public Nuisance.
Item B is a violation of section 1108,C
3 - Pool Area:
A - Standing water between pool and spa, should have a drain in the low
area.
B - Shower floor and walls have algae and mold growing or soap scum and
needs to be scrubbed clean. Many residents complain about this and no
action has been taken to resolve.(still very dirty)
C - Pool and spa water sample test indicates T.D.S levels in excess of
3000 and need for pool to be drained.
D - Tile always in need of cleaning- FILTHY.
E - Pool chemical storage \equipment room not always secured from
children.(repaired)
F - Shower trim \wood is missing at bottom and a hole is exposed.
Shower walls and floor are in need of re- grouting.(hole filled in)
G - Chlorinator does not function consistently.
H - After the pool was drained on 9- 23- 96,due to water being un-
salvageable (lack of chlorine, acid) was refilled on 10 -2 -96. Water
was tested several times afterward, and still does not contain
chlorine or the correct p.h. level. T.D.S is in excess of 3000.
Items B, C, D, E, F, G are violation of article 8, 798. 87 Public Nuisance.
4 - Laundry Rooms:
A - East laundry room has been taken away from residents and management
uses it for their storage. Residents in the survey would like the
use of it again.
B - West laundry room is not unlocked during posted hours and residents
have to hunt down management to unlock.
5 - Pot Holes In Roadways:
A - Pot holes /ruts on streets.
Item A, is a violation of article 8, 798.87 Public Nuisance.
6 - Water /Drainage:
A - Standing water in gutter at tennis courts year round due to lack of
proper drains and excessive watering.
B - Green belt on east side of park floods every time it rains due to
lack of drains and incorrect grading of the area.
C - Standing water collects under homes in above area and needs to be
pumped out (see item B above).
D - Grass area is swamp like year round in some places. Repeated calls
to office go unheard.(under control now)
This is a major problem, possible broken water pipes.
Items A,B,C,D are violation of article 10, 1610 a,b,c
7 - Landscaping:
A - What do you call the entire length of the roadway on L.A. Ave; What
was once beautiful is now an overgrown weed patch.
B - Weed problem throughout the park, including management and
residential areas. Example: Weeds along gutters on street -way, in
bark around pool area, R.V. parking lot, around clubhouse by picnic
tables etc.
C - Management has been allowing park employees to dump grass clippings
into the arroyo for many years now.(has stopped)
Items A and B are violation of article 8 798.87 Public Nuisance.
8 - Clubhouse:
A - Chair carts are broken. Management has known for at least 3 years.
We were told by previous management to fix ourselves.
B - The refrigerator in the kitchen was replaced by a resident. It was
donated because management would not replace the original unit when
it quit working. This unit is undersized when we hold functions,
needs to be much larger.
C - Ceiling fans in the fireplace area room do not work and has not for
at least 3 years, and management has been told several times over
the years. It is very warm in that area without the air circulating.
D - The A/C does not work in the Billiard room. Gets very warm in room
in summer time.
E - Management has arbitrarily taken over space which is homeowners
recreation area and turned it into an office without giving any
prior notice or allowing any homeowners the opportunity to discuss
their concerns. Why the sudden need for a larger office after all
these years?
F - Roofing tiles coming off.(repaired)
G - Overall appearance inside clubhouse is very drab, old and not up -to-
date on anything, all from the 70's. Maybe more residents would use
if it had a better atmosphere. Take a look at the beautiful
clubhouse at Friendly Village mobile home park in Simi Valley.
H-
I- We are down to 80 chairs and that is not enough for our bingo
games. We need at least 20 more.
J- Windows in clubhouse are rarely cleaned any more.
K- Kitchen floor is not being cleaned.
L- Lighting in kitchen still out, three years now.(repaired)
M- Would like to see a new Bingo display board and a sound-system.
N- Who stole are microwave? (replaced)
Items A,C, and D are violations of article 8, 798.87
Item B, is management's responsibility to repair or replace when
items breaks down.
Item D is a violation of section 1640,5
9 - Rules and Iiagulations Change:
A - Not allowed to load or unload a Recreational Vehicle in front of
your home without a permit.
Item A is a violation of article 3,798.25
10 - Pets:
A - Since when is it allowed to bring in pets /guard dog into the
clubhouse; Management has been keeping a dog in the office and pool
areas.
Item A is a violation of article 2,798.23,and also rule M,
11 - Mobilehome Lot Identification:
A - Numbers on street are not visible and have worn off for some time
now. Management has told the residents to affix numbers onto the
homes because of fire regulations. If management would have kept up
the street numbers (painting) the residents would not have to affix
numbers on the homes. This is the responsibility of management.
Item A is a violation of section 1616,A
12 - Meter Readings:
A -
14 - Driveways are in need of repair.
A- Some spaces have concrete that is lifted and creates a tripping
hazard.
Item A is a safety hazard.
15 - Tennis Court Area:
A - Broken\or loose electrical conduit running at the top of fence. This
looks like a " jerry rigged job .(has been removed,now is totaly
dark at nite)
Item A is a safety hazard.
16 - Pool Equipment Room:
A -
B - Chlorinator does not function with any consistency
C - Dumping chemicals in the pool with swimmers in the water.
Item A is a safety hazard.
Item B,C is a health hazard.
All violations stated on these pages are from one of the following:
1 - California Civil Code Provisions
2 - Rules and Regulations Mobilehome and Community Standards
3 - Deering's California Codes Health and Safety 13801 -19999
4 - California Code of Regulation Title 25 Housing and Community
Development
H.0.A
MAY -07 -1997 14:38 FROM PESS RE &CASE'-1N'SER 18055299272 0.01
c, ° eSSlre car 'Z:7aSenlrlSer, �.
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DATE : 5 7 -!
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6&t�1J�' 'A4 MAY 07 '97 14:42 J PAGE. 01
MAY -O? -1997 14:39 FROM '?ESSIRE &CASEiu'.SEQ T^ 19055298272 °.22
CSFevire & 'CliS811I11S8Y, mc.
May 7, 1997
The Honorable Patrick Hunter
799 Moorpark Avenue
Moorpark, CA 93021
Re: Villa del Arroyo Mobilehome Community - City Council Meeting, May 7, 1997
Dear Mayor Hunter:
We have just received notice of the City Council meeting and agenda for this evening.
Unfortunately, due to other commitments, a management representative is not available
to respond to personally the resident concems cited in the agenda report submitted by
Ms. Nancy Burnes. We are submitting our response in writing and request this
correspondence be read into the record by the City Clerk.
Ms. Burnes reports the residents' concerns are as follows:
1. Attempt to Evict Residents
The notice in question that was issued was a notice for non - compliance not
termination. The resident has complied.
2. Responsibility for Maintenance of Utility Meters
The individual gas meter problem cited by the resident, has been resolved to the
satisfaction of the Ventura County Weights and Measures Department.
3. Maintenance of Landscape
one resident has complained the park no longer maintains the tree at his
homesite. A review of the Villa del Arroyo tree policy, and discussions with past
managers over the past nine years, substantiates management has never been
responsible for the tree in question.
728 Brea Conyon Road • Suite 6 • Walnut, California 41789 • 90415944W • Fax 90915945272 orroeTUNrr
MAY A7 'q7 IA: d.7 PAr.F_A7
MAY -07 -1997 14 :39 FROM PESSIRE&CASENN'SER Tc 190552992 7U
The Honorable Patrick Hunter
May 7, 1997
Page two
4. Rent Increase
Management has implemented past rent incxeases in accordance with the City of
Moorpark's Mobilehorne Rent 81lebilization Ordinance. We do not feel there is
any need to review or revise the present ordinance at this time. However, should
the City Council deem a review is necessary, we formally request prior
notification of the review and be given the opportunity to participate in the review
process.
In closing, we would also like to offer each City Council member the opportunity to meet
with management to discuss any further concerns they may have regarding these
matters or any other matters relevant to Villa del Arroyo.
Sincerely,
i
Norma Jo on, CPM
Property Manager
NJ /oak
cc: Richard Elias
Dale Williams
Bernardo M. Perez
Chris Evans
Debbie Rogers - Teasley
John E. Wozniak
TOTAL P.03
cerrc az
September 5, 1990
Resident
Villa Del Arroyo
15750 Los Angeles Avenue
Space `10
Moorpark, California 93021
RE: Rent Increase - Effective December 1, 1990
Dear Resident:
Please be advised that effective December 1, 1990 your base rent
will be increased by 4.8 %, from $ 34� -.0U to $
The above noticed increase is based on the automatic C.P.I.
(Consumer Price Index) adjustment as allowed in the Rent Control
Ordinance.
Additionally, per the terms of the written settlement agreement
with the City of Moorpark, you will be billed separately for your
individual water consumption effective December 1, 1990. The base
meter charge and the charge for water consumed will be equivalent
to the rates charged by Ventura County Waterworks Districts I, it's
successor in interest, or similar residential customers.
A copy of the rent schedule form and supporting documentation is
available free of charge upon request at the park office.
If you have any questions, please direct them to your onsite
managers, Wayne and Pat Gilchrist, or myself at the number below.
Sincerely,
`6o' p6wiz
Lisa Davis
Property Manager
LD /cb
cc: Onsite Resident File
725 Brea Canyon Road • Suite 6 • Walnut, California 91789 • 7141594.0504 • FAX i 74A1F0A_Cn7n
December 27, 1990
Resident
Villa Del Arroyo
15750 Los Angeles Avenue
Moorpark, CA 93021
RE: March 1, 1991 - Base Rent, Trash, and Sewer Cost Adjustment
Dear Resident:
As allowed by California Civil Code as of January 1, 1991, the
current cost of individual trash pick -up and sewer will be billed
to you as a separate line item from your base rent. These two (2)
utilities (trash and sewer) are currently included with your rent.
Please be advised, effective March 1, 1991 your current base rent
will be permanently reduced (a one -time adjustment) by $20.71 per
month, and will be re- billed as trash $12.63 and sewer $8.08.
If you have any questions, please contact the onsite management.
Sincerely,
<< t. C� a
Lisa Davis
Property Manager
LD /cb
cc: Resident File (Onsite)
725 Brea Canyon Road* Suite 6 • Walnut, CalHornla 91789 • 7141594.050j +'FAX • 7141594 -5272 L