Review Existing Mobile Home Park Conversion OrdinanceDATE:
TO:
FROM:
SUBJECT:
REMARKS
MEETING DATE: 12/7/98
JOINT COUNCIL/AGENCY AGENDA REPORT
December 3, 1998
MAYOR AND TOWN COUNCIL
CHAIR AND MEMBERS OF THE REDEVELOPMENT AGENCY
TOWN MANAGEIY
Review Existing Mobile Home Park Conversion Ordinance
On October 5, 1998 Town Council requested that a study session be held to discuss the process for converting mobile
home parks to other uses. At the study session, staff will discuss Town Code requirements for a conversion and issues
of concern on the timing process.
Attachments:
l . Copy of Division 8 of the Town Code.
LEB:SLB:sm
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PREPARED BY: LEE E. BOWMAN
PLANNING DIRECTOR
Reviewed by: Attorney Finance
Revised: 12/3/98 4:33 pm
Reformatted: 10/23/95
DIVISION 8. CONVERSIONS OF MOBILE HOME PARKS TO OTHER USES
Sec. 29.20.805. Definitions.
As used in this division, the following words and phrases
shall have the following meanings:
Applicant. The person, firm, entity, or corporation applying
for a mobile home park conversion permit. If the owner of the
controlling interest in a mobile home park is not the applicant,
then the applicant must provide evidence of the controlling
owner's consent to the filing of the application.
Cessation of use of land as a mobile home park. A decision
by the owner of a mobile home park to discontinue the use of the
property as a mobile home park which was not the result of an
adjudication of bankruptcy.
Change of use. The change of the use of a mobile home park
for a purpose other than the rental, or the offering for rent, of
two (2) or more mobile home sites to accommodate mobile homes for
human habitation. "Change of use" includes, but is not limited
to, a change of the park or any portion thereof to a condominium,
stock cooperative, or any form of ownership wherein spaces within
the park are to be sold, and the cessation of all or a portion of
the park, whether immediately or on a gradual basis, or the
closure of the park.
Closure of a mobile home park. To stop or cease providing
spaces for lease at a mobile home park either by voluntary
acquisition of existing mobile homes in the park by the owner(s)
of the mobile home park or the removal of existing mobile homes
by the mobile home owner and failure to lease more than seventy-
five (75) percent of the vacant spaces to otherwise qualified
mobile home owners.
Comparable housing. Housing which is comparable in floor
area and number of bedrooms to the mobile home to which
comparison is being made, which housing meets the minimum
standards of the Uniform Housing Code.
Comparable mobile home park. Any other mobile home park
substantially equal in terms of park amenities, rent, proximity
to public transportation, shopping, doctors, hospitals and
churches, the job market in which a displaced mobile home owner
ATTACHMENT 1
is gainfully employed, proximity to schools if the mobile home
owner has school age children, and other relevant factors.
Conversion impact report. A report required by Government
Code sections 65863.7 and 66427.4 (as they may be amended) and
containing the information set forth in section 29.20.835 of this
division.
Conversion of a mobile home park. Any change which results
in the elimination of any mobile home lot, including the
conversion of any long-term lots to short-term lots. A long-term
lot is converted to a short-term lot if, subsequent to August 1,
1988, any habitable structure not meeting the definition of a
"mobile home" is moved onto the lot. However, the following shall
not constitute a conversion of a mobile home park:
(1) During any three-year period subsequent to August 1,
1988, no more than one (1) lot may be converted to
other uses, provided all necessary governmental
approvals, including amendment to any conditional use
permit, is obtained from the Town.
(2) The voluntary sale of existing mobile homes in a park
to the park owner and the subsequent rental of the
mobile home by the park owner.
(3) A change in ownership to a limited equity cooperative,
provided all mobile home owners residing in the mobile
home park are offered lifetime leases pursuant to
Health and Safety Code section 33007.5.
Eligible mobile home owner. A mobile home owner whose mobile
home was located in a mobile home park on the earlier of the
following:
(1) The date of submittal of a development application form
for a mobile home conversion permit;
(2) The date of filing of a notice of a change of use that
the park is undergoing a change of use pursuant to
section 29.20.845 if such notice was filed.
Mobile home owner. The registered owner of a mobile home,
regardless of the number of such owners or the form of such
ownership. Any location assistance payable to an owner of a
mobile home shall be deemed paid to all owners of that mobile
home when paid to any one (1) of them.
Mobile home park owner. That person or persons or
corporation with the controlling or proprietary interest in the
mobile home park.
Mobile home site. An area within a mobile home park shown as
being occupied by or designated for occupancy by an individual
mobile home in the most recent aerial photographs of the Town or
portions thereof within the records of the Community Services
Program Manager.
Mobile home site, uninhabited. A mobile home site that is
either unoccupied by a mobile home, or occupied by a mobile home
in which no person resides.
Mobile home tenant. A person who occupies a mobile home
within a mobile home park and is not the owner of the mobile
home.
(Ord. No. 1316, § 4.38.010, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.810. Permit --Required; application procedures.
(a) Any applicant desiring to convert a mobile home park to
another use, close a mobile home park, or to cease to use land as
a mobile home park shall apply for a mobile home park conversion
permit by submitting a completed application to the Planning
Department. The completed application shall include the
following:
(1) A completed development application form and fee in the
amount specified by resolution.
(2) A list of the names and addresses of all mobile home
owners occupying a mobile home space within the park as
of the date of submitting the development application
form.
(3) Applications and fees for any other discretionary
permits that will be required, including, but not
limited to, zone change, conditional use permit and
tentative or parcel map.
(4) The proposed timetable for conversion of the park.
(5) A conversion impact report prepared in accordance with
section 29.20.835.
(6) Any other information which may be required by the Town
to ensure compliance with this chapter and requirements
of State law.
(b) Within ten (10) days after receipt of a development
application form, the mobile home owners of the affected mobile
home park shall be notified by the Planning Department of the
receipt of the development application, what the applicant is
requesting, and a proposed time schedule for consideration of the
application.
(c) Within thirty (30) days after receipt of all materials
required pursuant to subsections (a)(1)--(5) of this section, the
Planning Department shall determine if the application is
complete. If the application is not complete, the Planning
Director shall notify the applicant in writing of the deficiency
or deficiencies. The applicant shall correct any deficiencies
within sixty (60) days of mailing of the notice by the Planning
Director, unless extended by agreement, otherwise the application
shall be deemed to have been abandoned.
(Ord. No. 1316, § 4.38.020, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.815. Same --Hearing on application.
(a) Within thirty (30) days following the receipt of a
completed application for a mobile home park conversion permit,
the application shall be set for public hearing before the
Planning Commission. The public hearing shall be opened,
conducted, and closed within that thirty -day period. However, an
extension or extensions cumulatively totaling no more than sixty
(60) additional days may be granted if mutually agreed to by the
Planning Commission and the applicant.
(b) At the public hearing, or any continuation of it, all
interested parties will be allowed to present evidence to the
Planning Commission on any aspect of the application. The
evidence shall include, but not be limited to, justification for
the payment of relocation costs, including the fair market value
of any mobile home, evidence why a mobile home cannot be
relocated to a comparable park, and similar information.
(c) In addition to the information/testimony received at the
public hearing, the Planning Commission shall consider the
information set forth in the application.
(d) The Planning Commission shall, within thirty (30) days
after the close of the public hearing, forward a recommendation
to the Town Council. The Planning Commission's recommendation
shall be forwarded to the Town Council for consideration. The
Town Council may approve, conditionally approve, or deny a mobile
home park conversion permit involving a proposed change of use
(other than simple closure of the park or cessation of the use of
the land as a mobile home park) pursuant to its inherent, implied
and express local land use authority under both State and local
law. The Town Council shall not deny, but may approve or
conditionally approve a mobile home park conversion application
involving the simple closure of the park, or cessation of the use
of the land as a mobile home park, with no intended new use other
than the closure or cessation, provided the applicant has
properly complied with the requirements of this chapter and there
is no evidence that the applicant or owner(s) have attempted to
evict or otherwise cause the removal of mobile home owners for
the purpose of avoiding or reducing payment of relocation
assistance.
(Ord. No. 1316, § 4.38.060, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.820. Same --Findings upon consideration of application.
The Town Council, in considering an application for a mobile
home park conversion permit, shall accept and hear evidence,
shall consider such evidence, and shall make written findings
based on such evidence regarding each of the following:
(1) Whether the information submitted with the application
indicates that the proposed conversion, closure, or
cessation of use will have an adverse impact upon the
mobile home owners of the mobile home park.
(2) Whether there will exist at the time of the conversion,
closure, or cessation of use, sufficient mobile home
space availability within the Town and/or within the
area surveyed in the impact study to accommodate the
mobile homes to be displaced.
(3) Whether the age, type, condition, and style of mobile
homes within the park are such that the mobile homes
are able to be moved and accepted into other parks
within the area surveyed in the impact study.
(4) Whether the mobile home owner cannot relocate to a
comparable mobile home park within the impact study
area and justification for that conclusion.
(5) What constitutes reasonable costs of relocation.
(6) If the proposed conversion is to another residential
use, whether the mobile home owners will have first
opportunity to purchase, if for sale, or occupy the new
units, and whether the construction schedule will
result in unreasonably long-term displacements.
(7) Whether the proposed conversion is consistent with the
Town's general plan, any applicable specific plan
and/or zoning ordinances.
(8) Whether the proposed conversion will be detrimental to
the public health, safety and general welfare.
(9) Whether all reports and notices required by law have
been properly prepared and properly served.
(10) Whether an applicant should be exempt from providing
relocation assistance if an application for exemption
is submitted under section 29.20.850.
(Ord. No. 1316, § 4.38.070, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.825. Same --Conditions for approval.
In approving a mobile home park conversion permit, the Town
may attach reasonable conditions in order to mitigate the impacts
associated with the conversion, closure, or cessation of use, and
the applicant shall enter into an agreement with the Town to
ensure those conditions are implemented. However, such conditions
shall not exceed the reasonable costs of relocation. Such
conditions may include, without limitation, the following:
(1) An effective date of termination of tenancy of not less
than six (6) months from the date of the approval of ])
the mobile home park conversion permit (as required by
Civil Code section 798.56(f)) (as it may be amended) so
as to provide sufficient time for the relocation of the
mobile homes to other parks.
(2) Payment of the amount of relocation assistance to each
eligible mobile home owner.
(3) Time for payment of relocation assistance.
(4) Full payment to each eligible mobile home owner the
reasonable costs of relocation, which could include:
a. For mobile home owners who are unable to relocate,
a determination of a fair value of their mobile
homes based on information contained in the
conversion impact report and received at the
public hearing.
b. For mobile home owners who relocate within the
study area, the actual costs of dismantling,
moving, reassembling and rebuilding, as necessary,
the mobile home, skirting, tie -downs, and other
foundation and stabilizing materials, and all
other associated structures and property; packing,
moving and unpacking all personal property; and in
transit costs for meals, lodging and gas.
c. For mobile home owners who relocate their mobile
home to a mobile home park outside of the study
area, or to a location other than a mobile home
park, assistance may consist of the estimated cost
they would have incurred had they relocated to the
closest mobile home park which would accept their
mobile home, as determined by the conversion
impact report.
(5) In order to facilitate a proposed conversion, closure,
or cessation of use of a mobile home park, the mobile
home owners and applicant(s) may agree to mutually
satisfactory conditions. To be valid, however, such an
agreement shall be in writing, shall include a
provision stating that the mobile home owner is aware
of the provisions of this division, shall include a
copy of this division as an attachment, shall include a
provision in at least ten -point type which clearly
informs the mobile home owner that the owner has the
right to seek the advice of an attorney of the owner's
choice prior to signing the agreement with regard to
the owner's rights under such agreement, and shall be
drafted in the form and content otherwise required by
applicable State law.
(Ord. No. 1316, § 4.38.080, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.830. Same --Term and extension.
The mobile home park conversion permit shall expire one (1)
year from the date of its approval unless twenty-five (25)
percent or more of the mobile home owners receive relocation
assistance in accordance with this division, or the applicant
requests an extension setting forth justification for not having
proceeded within the one-year period. No more than two (2) such
extensions shall be granted by the Planning Commission. An
application must be filed with the Planning Department no less
than sixty (60) days prior to the expiration of the mobile home
park conversion permit or any extension, and the Town Council
shall hold a public hearing on the application. Upon completion
of the public hearing the Town Council shall approve, approve
with conditions, or deny the application. If relocation
assistance has not been provided to all eligible mobile home
owners in accordance with this division within three (3) years of
the original date of approval, a new study shall be done in
accordance with this division. Each year on the anniversary date
of the approval of the original mobile home park conversion
permit, the relocation assistance provided for by the approving
body shall be increased by an amount equivalent to the increase
in the cost -of -living index for the Oakland/San Francisco area
published by the U.S. Department of Labor. The index shall be for
the quarterly period closest to the anniversary date of the
permit.
(Ord. No. 1316, § 4.38.090, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.835. Conversion impact report --Generally.
No application shall be deemed complete until a conversion
impact report has been prepared as required by this section. The
conversion impact report shall be prepared in the following
manner:
(1) The Planning Department shall select a consultant to
perform a conversion impact report. The applicant shall
be notified in writing of the estimated cost of the
report and shall deposit that sum with the Planning
Department prior to the commencement of any work on the
report. The Town will then contract with a consultant
for the preparation of the conversion impact report. If
at any time during the contract period additional
monies are needed to complete the impact report, the
applicant will be advised in writing of the amount that
is required. Before any additional work is performed on
the report, the applicant shall provide the additional
sum to the Department. Any excess funds remaining upon
completion of the impact report shall be returned to
the applicant.
(2) Each impact report shall be tailored to address the
specific problems and needs of each application and
mobile home park. However, each report shall contain
the following information:
a. A list of names, addresses and mobile home site
identification numbers, length of residency in the
mobile home park of all persons owning mobile
homes within the mobile. home park and the names of
all mobile home tenants within a period commencing
on the earlier of the following dates:
1. The date of development application form.
2. The date of filing of a notice of change of
use that the park is undergoing a change of
use pursuant to section 29.20.845 if such a
notice was filed prior to the application.
b. For each mobile home within such park: the age of
the mobile home (including date of manufacture),
mobile home type, width characteristics, size, and
the number identifying the mobile home site it
occupies.
c. A description of the mobile home park including
amenities, the age of the mobile home park, the
number of mobile homes existing in the park, the
number of mobile homes approved by the conditional
use permit, and a detailed description and plan of
the park as to the landscaping and individual site
development.
d. A list of vacant mobile home sites in comparable
mobile home parks within a twenty -mile radius of
the park that is the subject of the application.
This information shall include amenities offered,
rent and terms, policies and restrictions on the
type of mobile homes and residents accepted,
proximity to public transportation, shopping
centers and schools and available job market. If
the Town determines that the twenty -mile study
area does not identify a number of comparable
parks with available spaces equal to or greater
than the mobile home park identified in the
application, the study area shall be expanded
until such number of available lots in comparable
mobile home parks are identified, but in no case
shall the study area extend beyond one hundred
(100) miles of the Town.
e. A list of persons, firms and organizations with
proven expertise in the fields of housing and
relocation of persons displaced from housing.
Those listed shall be qualified in assisting
mobile home owners in locating replacement
housing, rendering financial advice on qualifying
for various type of housing, explaining the range
of housing alternatives available, gathering and
presenting to persons needing housing relocation
assistance adequate information as to available
housing, and/or being able to transport persons
unable to drive to housing alternatives. These
lists shall include the names, addresses,
telephone numbers, and fee schedules of persons
qualified as mobile home movers. The information
shall include an explanation of the services which
the housing specialists can provide.
f. A relocation plan, which will include a timetable
for implementing the physical relocation of mobile
homes, implementation of relocation assistance,
and conversion of the park to one (1) or more
other uses.
g The average vacancy rate, mobile home lot lease
rates, and tenant rental rates in the affected
mobile home park for each of the three (3) years
prior to the filing of the application.
h. The number of evictions and the reason(s) for the
evictions, in the affected mobile home park during
the three (3) years prior to the filing of the
application.
i. The estimated reasonable cost of relocating the
mobile homes of mobile home owners to be displaced
to available lots within the impact study area
which are as similar as possible to the currently
occupied mobile home lots. The cost of relocating
shall include the costs of dismantling, packing,
moving, reassembling, rebuilding and unpacking, as
necessary, the mobile home, all personal property,
skirting, tie -downs and other foundation and
stabilizing materials, all other associated
structures and property.
J
A determination of the number of mobile home
owners of the affected park who are eligible to
relocate their mobile homes to a comparable mobile
home park.
k. Determine a recommended fair value of each mobile
home, and all associated fixed property which
cannot be relocated to a comparable mobile home
park. In determining a recommended fair value, the
consultant shall consider the mobile homes in
their current location, assuming the continuation
of the mobile home park in a safe, sanitary and
well -maintained condition and competitive base
rates. The analysis shall include both the Blue
Book Index price and the "in place" value of each
mobile home in the park. The consultant shall
specify why the mobile home cannot be relocated to
a comparable mobile home park and the basis for
determining the recommended value of the mobile
home.
1. The availability and cost of alternate housing of
comparable size and quality in the Town.
m. If the proposed change of use is for a residential
development, a list of the units, if any, that
will be offered to a qualified mobile home owner
at below market prices and what the terms of a
purchase or lease would include.
n. Any other information which the Town determines is
needed to address the specific issues raised by
the application, the impact study and in order to
implement this division.
(Ord. No. 1316, § 4.38.030, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.840. Same --Information meeting(s); notice and
distribution to home owners and residents.
(a) A copy of the conversion impact report and this division
and notice of the dates, times and places of the public hearings
on the conversion impact report and the informational meetings
required in subsection (b) of this section shall be transmitted
by the applicant to each mobile home owner not less than thirty
(30) days prior to the scheduled public hearings on the
conversion impact report either by certified mail, return receipt
requested, or by personal service.
(b) Not later than fifteen (15) days prior to the scheduled
public hearing before the Planning Commission on the conversion
impact report, the applicant shall conduct not less than one (1)
but not more than three (3) informational meetings for the mobile
home owners of the mobile home park regarding the status of the
application for closure, conversion or the impending cessation of
use, the timing of proposed relocation of eligible mobile home
owners, relocation benefits available, and the contents of the
conversion impact report. No less than three (3) meetings shall
be conducted unless all of the mobile home owners have been able
to attend. The meeting(s) shall be conducted on the premises of
the mobile home park. A representative of the consulting firm
that prepared the conversion impact report shall be present at
such meeting or meetings.
(c) Not less than ten (10) days prior to the date of the
public hearing, the applicant shall cause to be filed with the
Planning Department the appropriate information to verify that
the applicant has complied with the requirements of subsections
(a) and (b) of this section. Where such transmittal has been by
certified mail, copies of return receipts shall be filed. When
such transmittal has been by personal service, the name of each
person served and the date of service, the name of the person
serving the documents and a written certificate of proof of
service shall be filed with the Planning Department. In addition,
a statement shall be filed with the Planning Department,
indicating the date, time, and place where the informational
meeting(s) was or were conducted.
(Ord. No. 1316, § 4.38.050, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.845. Occupancy of park below seventy-five (75)
percent; filing of notice.
(a) Whenever twenty-five (25) percent or more of the total
number of mobile home sites of a mobile home park are uninhabited
for a period of ninety (90) days and such situation was not
caused by physical disaster, including, but not limited to, fire,
flood, storm, earthquake, landslide, or by any other condition
beyond the control of the owner of the mobile home park, the
owner of such park shall file with the Community Services Program
Manager a notice of change of use (hereinafter "notice") to such
effect. The notice shall be submitted within ten (10) days after
the ninety -day period has lapsed. For purposes of this division,
a mobile home site is "uninhabited" when it is either unoccupied
by a mobile home or occupied by a mobile home in which noperson
resides. The existence of the condition described in this
subsection (a) shall be deemed a closure, conversion or cessation
of use for purposes of this division.
(b) Whenever a mobile home owner of a mobile home park has
reason to believe that such park is at least twenty-five (25)
percent uninhabited and that such situation was not caused by
physical disaster, including, but not limited to, fire, flood,
storm, earthquake, landslide, or by any other condition beyond
the control of the owner of the mobile home park, such mobile
home owner may file a written statement to that effect with the
Community Services Program Manager. Such statement shall indicate
the particular sites that the mobile home owner believes to be
uninhabited. Upon receipt of such statement, the Community
Services Program Manager shall cause an investigation and
inspection to be conducted as to the correctness of such
statement. Upon completion of the investigation and inspection, a
public hearing before the Town Council shall be conducted as to
the correctness of the statement upon not less than thirty (30)
days' written notice to the owner of the mobile home park, to the
person who filed such statement, and to all mobile home owners of
the mobile home park. At the hearing the owners of the mobile
home park and any mobile home owners thereof may present evidence
as to the correctness of the statement. At the conclusion of the
hearing the Town Council shall make a determination as to whether
the statement is or is not correct.
(c) Upon the filing of a notice pursuant to subsection (a)
of this section, or the making of a determination that the
statement is correct or incorrect pursuant to subsection (b) of
this section, the Community Services Program Manager shall
transmit to the owner of the mobile home park a written notice by
certified mail, return receipt requested, or by personal service,
which notice shall state, if a notice was filed pursuant to
subsection (a) of this section, that the mobile home park is
determined to be undergoing a closure, conversion or cessation of
use, or, if the determination was made pursuant to subsection (b)
of this section, that such park is determined to be undergoing or
not to be undergoing a closure, conversion or cessation of use,
as the case may be. If the determination was made pursuant to
subsection (b) of this section, written notice thereof shall be
given to the owners of the mobile home park and the mobile home
owner who filed the statement. The Community Services Program
Manager shall file a copy of such notice. A notice of change of
use shall initiate the preparation of a conversion impact report
pursuant to section 29.20.835. The Planning Director shall
schedule public hearings before the Planning Commission and Town
Council regarding the adequacy of the conversion impact report if
it is required. Such hearings shall be scheduled so as to allow
adequate time for notice and distribution of the report to mobile
home owners and the scheduling of informational meetings pursuant
to section 29.20.840.
(d) For purposes of the ensuing sections of this chapter,
the owner of a mobile home park whose mobile home park shall have
been determined by the Town Council to be undergoing a closure,
conversion or cessation of use shall be deemed to be an
"applicant" and shall file all required forms and pay all
required fees pursuant to section 29.20.810.
(Ord. No. 1316, § 4.38.040, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.850. Application for exemption from relocation
assistance obligations.
J
An applicant for a mobile home conversion permit may file
simultaneously with that application an application for total or
partial exemption from the obligation to provide relocation
assistance in accordance with this division. The owner of a
mobile home park may also file such an application for exemption
not later than thirty (30) days from the date of transmittal of
the notice of change of use by the Community Services Program
Manager pursuant to section 29.20.845(c).
(1) If such application is filed, notice of such
application shall be accomplished pursuant to section
29.20.840(a). Any such application shall state that it
is made on either or both of the following bases:
a. That imposition of the full relocation obligations
would eliminate substantially all reasonable use
or economic value of the property. Such basis may
only be established if it is demonstrated that the
imposition of such obligations would eliminate the
reasonable use or economic value of the property
for alternate uses, and that continued use of the
property as a mobile home park would eliminate
substantially all reasonable use or economic value
of the property. A statement of facts supporting
the applicant's claim shall be submitted at the
time the application for exemption is submitted.
b. That a court of competent jurisdiction has
determined in connection with a proceeding in
bankruptcy that the closure or cessation of use of
the affected park as a mobile home park is
necessary, and that such court has taken further
action which would prohibit or preclude payment of
relocation assistance benefits, in whole or part.
(2) Any such application made pursuant to subsection (1) (a)
of this section shall contain, at a minimum, the
following information:
a. Statements of profit and loss from the operations
of the mobile home park for the most recent five-
year period of the date of the application or
request, certified by a certified public
accountant.
b. If the applicant contends that continued use of
the property as a mobile home park necessitates
repairs or improvements or both, and that the cost
thereof makes continuation of the park
economically unfeasible, a statement made under
penalty of perjury by a general contractor
licensed as such pursuant to the laws of the
State, certifying that such contractor has
thoroughly inspected the entire mobile home park;
that such contractor has determined that certain
repairs and improvements must be made to the park
to maintain the park in a decent, safe and
sanitary condition; the minimum period of time in
which such improvements or repairs must be made;
an itemized statement of such improvements and
repairs; and the estimated cost thereof. The
applicant shall also submit a statement verified
by a certified public accountant as to the
necessary increase in rental rates of mobile home
sites within the park within the next five (5)
years necessary to pay for such repairs or
improvements. If the Community Services Program
Manager requires an analysis of the information
submitted by the general contractor, the Manager
may procure the services of another such licensed
general contractor to provide such written
analysis, and the cost thereof shall be borne by
the applicant.
c. Such other information which the applicant
believes to be pertinent or which may be required
by the Town.
(3) Any such application filed pursuant to subsection
(1)(b) of this section shall be accompanied by adequate
documentation as to the title, case number, and court
in which the bankruptcy proceeding was held, and copies
of all pertinent judgments, orders, and decrees of such
court.
(Ord. No. 1316, § 4.38.100, 6-7-76; Ord. No. 1758, § IV, 8-1-88)
Sec. 29.20.855. Payment of relocation assistance benefits
prerequisite to issuance of building permit to redevelop park.
No building permit shall be issued for the development of
any real property that has been or is being converted from a
mobile home park pursuant to this division unless and until the
applicant or the owner of the property, as the case may be, who
is responsible for payment of any required monetary relocation
assistance, shall have filed with the Community Services Program
Manager a verified statement made under penalty of perjury that
relocation assistance payments required pursuant to this division
have been paid. Such statement shall specify in itemized form
each payee, the amount paid, the date of payment, and the type of
relocation or other assistance for which each such payment was
made.
(Ord. No. 1316, § 4.38.110, 6-7-76; Ord. No. 1758, § IV, 8-1-88)