Buena Vista Mobile Home Park Closure Application
The owner of the Buena Vista Mobile Home Park has submitted an application to close the Park. The following discussion outlines the status of the request and information available to the public regarding the request.
The Buena Vista Mobile Home Park is located at 3980 El Camino Real and is situated on four parcels encompassing a total land area of approximately 4.5 acres (196,020 sq. ft.). The existing mobile home park consists of 104 mobile homes, 12 studio units and one single family home. The studios and single family units are rental units. The site is zoned RM-15 (low density multi-family) with a Comprehensive Plan land use designation of Multi-Family. The site is located within the Barron Park neighborhood, just south of the corner of Los Robles Avenue and El Camino Real. Directly across the street from the site along Los Robles Avenue are the three-story 46-unit Montage Apartments and the 37-unit two-story Villa de Las Plazas. The western border of the property is adjacent to a 16-unit, two-story apartment building and one and two-story single family homes, all located on Magnolia Drive. The southern border of the site is shared with a two-story affordable apartment community owned by the Palo Alto Housing Corporation and the northern border is shared with an existing retail building that includes Baja Fresh, Jamba Juice, C2 Education Center, Imperial Spa (formerly Blockbuster Video) and the Valero Gas Station, which all front on El Camino Real. The commercial areas are owned by the same owner but are not proposed for conversion or land use change.
On November 9, 2012, the owner of the Buena Vista Mobile Home Park, located at 3980 El Camino Real, submitted an application to close the Park in accordance with the City’s Mobile Home Park Conversion Ordinance (Ordinance) Chapter 9.76 of the Palo Alto Municipal Code. By Ordinance, the Park owner and the City are required to follow a set of rules for determining the potential impacts of the closure on the mobile home owners residing in the Park and to determine appropriate relocation assistance for the Park residents. The Ordinance requires that a Relocation Impact Report (RIR) must be provided to the City after individual meetings between a “relocation specialist” and residents, with the RIR outlining proposed terms for relocation. After the Relocation Impact Report has been deemed complete by the City a hearing officer appointed by the City will then conduct a hearing to consider if the relocation assistance measures proposed by the park owner are adequate to mitigate the adverse impacts on the displaced residents. The hearing will also provide an opportunity to consider objections by residents, and that determination may then be appealed to the City Council.
The Ordinance includes the following basic steps in the process, and in some cases, timelines for each:
- Applicant files closure application.
- Applicant retains, upon the City’s approval, a Relocation Specialist and an Appraiser.
- Applicant distributes a Resident Questionnaire to all residents, outlining their particular circumstances (mobile home ownership and value, family and special needs, etc.).
- Relocation Specialist meets individually (generally multiple times) with each household to outline options for relocation and financial assistance.
- A Relocation Impact Report (RIR) is provided to the City, to address the proposed relocation assistance to be provided to each eligible household.
- An appraisal of the value of the Park is provided to the City.
- A hearing with a City-selected Hearing Officer is conducted to determine whether residents have agreed upon relocation assistance terms or to adjudicate disputes.
- If desired by any resident, an appeal to the City Council is available to consider individual relocation concerns or objections; and
- Following final determinations, a Notice of Relocation is issued and a minimum of six (6) months is afforded to residents in order to relocate from the Park and for the park owner to provide the relocation assistance required by the City as a condition of conversion.
The overall timeline for the above process is likely to take at least six (6) months, prior to the Notice of Relocation, so at least 12 months from the application to relocation.
On May 2, 2013, the owner submitted the Relocation Impact Report to the City for review. On June 6, 2013 the City sent notice to the Owner that the Relocation Impact Report was incomplete. See attachment # 32 below for first Notice of Incomplete. On July 10, 2013 the owner re-submitted the Relocation Impact Report to the City for review. On August 8, 2013 the City sent notice to the Owner that the Relocation Impact Report was incomplete. See attachment # 38 below for second Notice of Incomplete. On September 18, 2013 the owner submitted a second amended Relocation Impact Report for the City to review. On October 18, 2013 the City sent notice to the Owner that the Relocation Impact Report was incomplete. See attachment # 52 below for third Notice of Incomplete. Links to the Relocation Impact Report, the conversion ordinance, the closure application, and other background information are provided below.
All questions can be emailed directly to: firstname.lastname@example.org
Attachments - Original Submittal May 2, 2013
- Mobile Home Park Conversion Ordinance
- Closure Application
- December 17, 2012 Council Informational Report
- Location Map
- Hearing Officer Resume
- Relocation Impact Report (w/out appendices)
- Historical Rent Analysis
- Letter from Melissa Morris
- CV for Autotemp Relocation Specialist
- CV for Appraiser
- Letter from Joe Jisser
- Letter from Director of Planning
- Letter from Joe Jisser
- Agenda & Additional Information
- Copies of Proof of Services
- Letter from Margaret Ecker Nanda
- Copies of Receipts & Proof of Service
- Civil Code Section 798 et seq (CA mobile home residency law)
- Copy of Resident Questionnaire
- Legal Description of Park
- Department of Housing and Community Development Letter
- Letter from David Beccaria
- Scope of Work for Appraiser
- Appraisal of Park
- Academic Performance Index
- Appraisal Summary Data
- Condominium Sales Data
- Comparable Mobile Home Parks
- HCD List of Mobile Home Parks
- Mobile Home Mover Estimate
- Apartment Rents for Surrounding Cities
- Hearing Officer
- Notice of Incomplete Attachments-
Revised Submittal July 9, 2013
34. Relocation Impact Report
35. Revised Appendices Part 1
36. Revised Appendices Part 2
37. Letter to the City July 9, 2013
38. Notice of Incomplete-August 8, 2013
Revised Submittal September 18, 2013
39. Relocation Impact Report
40. Comparable Condominium Sales Data
41. Comparable Apartment Information as amended
42. Comparable Mobile Home Sales Date in a 35 mile range
43. Letter from the City August 8, 2013
44. Email to the City August 23, 3013
45. Email to the City September 5, 2013
46. Code of Federal Regulations, Title 24, sections 3280.109 and 3280.106
47. Letter from David Beccaria September 12, 2013
48. Letter from Buena Vista Mobilehome Park Residents Association August 19, 2013
49. Letter from Margaret Ecker Nanda September 10, 2013
50. Mobilehome sales data
51. Condominium Sales data
52. Notice of Incomplete Relocation Impact Report
Last Updated: Oct 21, 2013