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Home My WebLink AboutMINUTES - 03011994 - 1.85 �a O! 1.84 through 1.87 `THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on March 1, 1994, by the following vote: AYES: . Supervisors Smith, Bishop, McPeak, Torlakson and Powers NOES: None ABSENT: None ABSTAIN• None ------------------------------------------------------------------ ------------------------------------------------------------------ SUBJECT: CORRESPONDENCE 1.84 LETTER dated February 4, 1994 , from B. Palmer, 16711 Marsh Creek Road #43 , Clayton 94517, commenting on the membership . representation on the Contra Costa Mobile Home Advisory Committee. ***REFERRED TO COMMUNITY DEVELOPMENT DIRECTOR FOR RESPONSE 1. 85 SEE SEPARATE BOARD ORDER 1.86 LETTER dated February 2, 1994, from Lina Hale, Secretary, North Richmond Industrial & Agricultural Association, 4505 Macdonald Avenue, Richmond 94805, proposing that the Redevelopment Agency absorb a portion of the funding shortfall for the San Pablo and Wildcat Creeks projects. ***REFERRED TO COMMUNITY DEVELOPMENT DIRECTOR AND PUBLIC WORKS DIRECTOR 1.87 LETTER dated February 1, 1994, from Robert Gracey, Chairman, Inyo County Board of Supervisors, P.O. Box N, Independence 93526, requesting the . Board to oppose any State Department of Fish & Game proposed reductions in the stocking level of fish and to support the maintenance of current stocking levels. ***REFERRED TO COMMUNITY DEVELOPMENT .DIRECTOR IT IS BY THE BOARD ORDERED that the recommendations as referenced (***) are approved. cc: Corresondents County Administrator Community Development Director Public Works +nereby certify that this is a trueand correct copyof an action taken and entered on the minutes of the Board of Su roi ors on the a e shown. ATTESTED:�.M9!l PHIL BATCHELOR,Clerk of the'Board Of Supervisors and County Administrator By-1 aY,� Oeputy y 1.85 THE BOARD OR SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on _March 1, 1994 by the following vote: AYES: Supervisors Smith, Bishop, McPeak, Torlakson, Powers NOES: None ABSENT: None ABSTAIN: None ----- ---------------------------------------------------------------- SUBJECT: Request for a Mobile Home Park Rent Stabilization Ordinance The Board received a petition requesting a mobile home park rent stabilization ordinance for the County similar to the one of the City of Concord. This request .was presented on behalf of residents of the Clayton Regency Mobile Home Park who had received a rent increase which they did not support. The following persons commented on the feasibility of a rent stabilization ordinance applicable to mobile home parks, justification for a rent increase, limited income of mobile home residents and their inability to support a rent increase: Alice White, P. O. Box . 548, Byron; Lois Ness, 257 Sudan Loop, Pacheco;, Shari Mosier, 16711 Marsh Creek Rd. , #58, Clayton; William Ashcraft, 641 Victoria Court, Bay Point; Dan Morrow, Clayton Regency Mobile Home Park, 16711 Marsh Creek Road, #67, Clayton; Joe Schneider, 137 Algiers Way, Pacheco; Milan Dobro, Golden State Mobilehome League, 29171 Delgado Road, Hayward; Ardie LaMarche, 16711 Marsh Creek Road, Clayton; Wil Cossel, 16711 Marsh Creek Road, #134, Clayton; . Brian Palmer, 16711 Marsh Creek Road, Clayton; Elsie H. Keartsill, 16711 Marsh Creek Road, #111, Clayton; Barbara Allenza, 261 Magda Way, Pacheco; and Beverly Fiore, 295 Amate Drive, Pacheco. All persons desiring to speak were heard. At the conclusion of the discussion on this issue, the Board: REFERRED to the Mobile Home Advisory Committee, Community Development Director, and County Counsel the request of the residents of the Clayton Regency Mobile Home Park for a rent statilization ordinance applicable. to mobile home parks; and REQUESTED the Mobile Home Advisory Committee to assist the mobile homeowners associations in fact finding/documentation for submission to the Community Development Director as the basis for arbitration and negotiation of rent-increases. cc: Community Devel. Director Mobile Home Adv. Cte. I hereby certify that this is a true and correct copy of County Counsel an action taken and entered on the minutes of th9 Wil Cossel Boars+of Supervisors on the date shown. 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O I �C � c b Zo t=i o 0 o ro (D o n (n C> (p�7� v� �r w rn w a rn a o o ONO �-t 0 c�D ON VOi O a' rop.. y :0 0 (D O fn /n PY !.yr' (D{ ---------- -----E --O -'- -- --� •y-O �', pq CD G -(n' rt O v r0 `v ('� I. n U, ' O o �' 0 `moi 0 W ro CCD N b r-,, (D `v `< (n .-.. �c"5' b ro Cn " rr O tl� w ro CD �J p w.O W ro ro N IDD 0 7 Q (q� �t]r 0 t/� S1 C7 pj p 7. R1i J G ry I Ry °'Q ro' c(DD Z o- M ro �, N �. o �`7' (�n* (:D (o CD C�� ro (p rn' 1� cell O ry tLy t n . r j ,a t qq O rt p U O O W O O N O O O ro U 9,�i .. � CL 'b w .Q'ry_QHp1 N n ,n-.. N `,.�,' p + nQcn O ((DD _ as w a �` I 01.) c � . � �- ��N�� " �w~wo��J� . - . CLAYTON REGENCY MOBILBHOME PARK B8NEOWNERS SURVEY TABULATION FORM 1 PLEASE TAKE A FEW MINUTES AND FILL THIS FORM OUT AND RETURN IT AT TUE MEETING WITH ANY ADDITIONAL COMMENTS THAT YOU FEEL ARE NECESSARY ON THE BACK PAGE. THIS WILL MAKE US AWARE OF PROBLEMS THAT YOU NJAY BE HAVING. 27 QUESTIONNAIRES COMPLETED QUESTIONS LISTED BELOW NOJ'Eq THIS FORM IS TO FIND OUT WHAT PROBLEMS SPACES HAVE YES N SERVICES . OFFIC'E�� --HAD PROBLEMS _ _ .^_`~~.��=�===�`-== - �� YOUR WIFE �R_LADY_FRIEND GET YEAST I��Ec-r'iajs_�ti��i�� 11 _3___ ' DO YOU THE 2 2 DOES_ANYONE_GET_RASHES_FROM_BATHI1NG?____________________ 13 _2___ . WERE_YOU_NDTIFIED_WHEN_THE_PRDPANE_GAS_WAS_OUT_DN_CHRISTMAS?_____1 _2___ ��HAD_ALL_THE_TRASH_PICKED_UP_AT_YOUR_SPACE?___ 16 _4___ -REQUESTED_TO_HAVE_YOUR_ELECTRICAL_BREAKERS_CHECKED? 3 20 _1_''_ -HAD_AN_APPLIANCE_DAMAGED_DL}R NG_POWER_OUTAGES? 1210 _2-.__ �BEEN_CONTACTED_WHEN_GAS_AND_WATER_PRDBLEMS_HAPPEN? 1 _7___ D(l-YDU_THINK_TH8T_SAFETY_IS_A_CDNSIDERATIDN_DF_MAN4GEMENT?______�� ASKED_MANAGEMENT_TD_REPLACE_WATER_DR_GAS_CUTDFF? 5 _0___ ��HAD_PARK_PERSD�NEL_ASSIST_WITH_GAS_HEATERS_DN_CHRlSTMAS? 0 _2___ 'DO_YOU_FEEL_THEY_DID_THERE_JOB_DURING_THIS_CRISIS? 32 1 _3___ DO_YOU_THINK_THE_INCREASE_IN_RENT_IS_FAIR_FDR_THE_SERVICE? 0 _0___ ��EXPERIENCED_A_PRDBLEM_WITH_SEWER_DR_SMELL_IT? 19 _0___ ERE_THE_REST_ROOMS_OPEN_WHEN_THE_PDDL_WAS_IN_SERVICE?___________6 10___ 'DD_YDU_WANT_THE_FRONT_AND_REAR_PLAYGROUNDS_RESTDRED? 21 _1___ HAVE_ALL_THE_LARGE.HOLES_BEEN_FILLED_AFTER_SEWER_WDRK?___________11 12___ HAS_THIS_PARK_BEEN_1ADNTAINED? 317 PLEASE RATE THE SERVICES OF THE PARK MA�,IAGEMENT AND Ey\PLOYEES G)N R' T8EI SERVICES. 1 BEING LOW AND 10 BEING GOOD- 633/20 RESPD,�,IDENT = 3- 15 SAMPLE COi IENTS� NO AVAILABLE 'VISITOR PARKING MANAGEME'NT ~~10 FOR Ot.JMER =01 TENANTS STREET LIGHTING TOO DIM ' DISLIKES MANAGERS SCREANING AT US STREETS NEED SWEPT DISLIKES MANAGERS Nt'iSTY NOTES SPEED 'BUMPS HARD ON. CARS DISLIKES PROPANE DELIVERED XMAS EVE STREET DIPS HARD ON CAR MANAGEMENT HAS GOOD -NTENTZONS PARK NEEDS CLEAN-UP DAY MANAGEMENT LACKS ORGANIZATION WONT DRINKWATER ' ' . POOR ATTITUDE TOWARD TENANTS BAD HATER TASTE, COLOR & SMELL BAD METHODOLOGY OF MANAGEDENT � TENANT TAKES SHOWERS ONE ON ONE WITH IIANAGERS REST ROOMS VERY FILTHY MANAGER SCREENING TENANT BETTER REST ROOMS OPEN' SOMETIMES NEEDS TO USE WARNING SIGNAL � POOL CLOSURE VINDICATIVE PARK SELLINE] HONES AT BELOW MARKET SOMETIME SMELLS SEWER WORST RECREATION HALL SEEN MAINTENANCE IMPROVING COUNTY M8BILEHOME BOAR'D UtlRESPONSIVE NOT MAINTAINED THE GREATEST RESTOIRE GROUNIDS WITH INREES AND GRASS MAINTENANCE NEEDS , TO' BE CERTIFIED GROUNDS NEED MORE WORK, OBSCENE & UNNECESSARY GESTURES CRACKS IN LEACH FIELD AREAS DISLIKES MANAGERS VIDIOING NOT HERE ON CHRISTMAS DAY . .`. . ' .' e ` ,,.'.013..7-"1✓CT'= ONAL-SLI✓ CLAUSI✓S PARA'' 13iAllows >.for, opening of agreement solely in 'park owners .favor.`_ . Impiies 're,sident 'will place a mobilehome when 98% of homes are already::. in place ,iK r , PARA'"2�J ,Violates § 798 . 31 of Cal .Civ. Code. PARA": 3 :;';` Owners'; duty to maintain common areas and enforce R&Rs out , weighs`'any•''duty. .of resident yet resident must pay security deposit. PARA.,: 4.,,`' ?Please:�:,identify any instance where security deposits . in C.C..:. County mobi'lehome. .parks have actually been applied. PARA : ' Exhorbetant and unfair- 1000% markup. PARA; 7, `Waiver" of, .criminal action. PARA ,9 ,. Doesn'a:.;include,-clothes -drying -.area; car- wash-area-;-r-paved-- --T -- roads;`".'properly..°.drained lots with .pads; etc. :PARA — Electrical hookup? PARA: of of maintenance, physical conditions may be changed rat ".owners 's:ole discretion?? PARA;.;•17.0i:Tl:ease ".'justify in view of § 798 . 55 . PARA ':1 8 Owner has power of Eminant Domain? PARA "1 9, r_.�Acceptability part is subject to/of abuse . PARA% 20•ti;;;Should' be reciprocal for owner and park. PARA';23 ::..How `;can this happen? PARA °24 ::Taking violates property rights . PARA 1'27` ;u�Flys;'.in"~,the face of para 7 . PARA,:'28'; ,'Impo.ssib.le, and unlawful . PARA`--,29 Omits: CCC '§ 798 . PARA .31:, Removes.: option to renew agreement without due recourse . LASTLY:: Executed. , requires names & addresses of legal owners and al L.: Leinho1der s'::.o f;,mob i1ehome but not park. ' rr COMMI✓NTIps,1�;11 Mobllehomerowners. 'generally, suffer from two improprieties : 1 Property sights:,imbalance in favor of park owners, resolvable in part by' •rent control•;:`and2 `'A radical .imbalance of supply and demand which is at crisis :`stage`."<!:What .needs to be done is to encourage further develope- ment:'ofj!an..- obviously popular as well as affordable lifestyle, prefer- ably -in where lots are purchased and ammenities shared. Mobilehome`� spaces should be encouraged to grow to a level where the most` .popular''rental'-park has no more than 95% occupancy. This may ,leave- the•'.Worst park owners with much less thus providing incentave_ to . improve,':their•,'park as well as providing mobilehome owners a proper escape 'and'; some.',semblance of bargaining power. Mobilehome age re- strictions:,would'nessessarily be deamed unreasonable but reasonable' criteria: could:�be:..instated by park owner only if security is rendered to 'residents`,`;to:--'Insure uniform application. { 1 �• � � to y f .. •l' h { L� k' t Extra Item #6 - December 19, 1978 BOGGESS:' This is a reminder to the Board that ".the'Mobile Home b Advisory Committee is supposedto be formed by December 31, 1978 . We know that it is not possible but maybe by January 2, 1979 we can do it if each Board member... would have their tenant and owner names ready by January 2 . I would ask the Board how they want to proceed with the three at-large positions . FAHDEN: Each submit names and have the Inter cin-s--Gomm .ttee review. L HASSELTINE: Are they supposelto be either tenant or owner? .r BOGGESS: "hw.-_ s suppo.seato be someone not involved at all . It might be smart for Board members to have their .recommenddtions ready and `hhen haue.-fhe 1979 .committee review it. If that f is okay, I would move that we refer that matter to the 1979 Internal Operations Committee) How they want to fill the at-large positions . r r (a 0 • > 1 3 m (n U) +� x L a c >. • 1 cn >1 c w F +) C" 4-) L U) C U U) -1 •11 C a) -0 O) 7 0 ri O •ri L O = J N C (n 3 GA U O C Q) Q) U) r-1 � La 4-) •-1 F- O C O 1 O (1) :> C rl a) ti S4 -H Q) L t4 ro (I O) 4-) m C I U N C O U C Ga O ro 7 L4 (L) C (a Q >1 a) ro O (n Q) O ro L Ul �N O "� 3 7 -0 u rUl 7 U O f 4 C U) f L •-i U a] > a C O O) � 4_ C +� 3 U ro ro a) (U ro O a) U) w 7 O >. a) -• _ (0 a) t o C O a) E � ri > O (n > (n Ql O U rl a W Ln (n L O E W ri U a ,1 O (a (a 7 ri a) S4 C w N 1 Z F( F a hla U O N (a "1 L " > L (ar1 � 7 3 O w to O O J W (a 14 L Q E t i ro U) O a-C U ro 41 O 7 C Z m L7 O O C (U Q) m L a) (n C E E (U-ri Q) 0 (7j7 (n 7 a) >. O (n ¢ O CCT•r-I I a n a i (d ca L (n 3 L u U) 7 ro 4J d o) C 'D L U) W w � H O i a) N N 7 C U U) ro O C a) L O {� (U U O U >. a.-i L i (U E E L ti rl O ro L ro >. 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E Co 3 �C (u (° o (a a) 4-' W W (ten W 3 0 (ten C D 4-) ¢ N aa) Hm C L N Q( cu N (u U) N Q�L N L •Ni di p L a U) O O ro � � � Z C ro 0 3 U 7 O O LU) 3 V- O +� J � +) W O a) O w U a) c �1 Q) 4 U - (L) aj O 01 •rf ro � CO N U N •� �' O N L N ri 3 u O ro ro 4- O 4- c a cn _j ro L a O L C a) U E o E w a Q) c a C F- C O a) `� •rl 4-+ W O U) 3 4- a(n 0 J T ° t p +> ro c Z > u u u u Q) E N o W ¢ +) •rf a E ° u E 4- v .l = of T O.n ro CO E b E c.a (n > (+ a) +' 0 E O c4 •rt Q) IV CO E O �' 10 O cn U) c a L W c W (0 _0 W n ro a L rt p p) () ° L ro ro U) C -H L ri 4-) L " U) L a a) (L) 2 ¢ Q) R) rt N Z (a O n U O (n C ro ro (n C -p U Q) L L a) r� � a) of (a U 41 J T ro U) Q) 1-1 E w O O •rl .0 w 3 rA W C C a) U 3 U U w c Q) ro _0 U w p V1 r-t C W a) O H --i a) r-t a) L ro -) E 4J a••t N ro a) O 'O +•t T u •.� u (n 0 >.1-1 C o 0 rA 4-J ro T � u •rt •rt u +) m a) T C •rt rn ro C H o r-t a •� -0 w a) ro C (u o u) ro a -( C L CO .a) U WE C 3 c a) E L U) > O O Q > L u ca m U 4- O U ( ro E 'Clw to u L C w ro � � a) c C ro 0 Q) L 0 O •rt a) " 0 H 0 ro Q) a] 0 0 w U C 7 a) O •rt rt E . 4 O Q) 4-+ •rt L 'E a) U) W ro 7 E c E +� � cn E u N a r- Cn U) E ri C 3 E U O rl ro N r-4 S > -t "EIVED JanUary 29, 1994 FRt EEI C E VED C Contra Costa County Board of Supervisors Tom Powers, Chairperson 99% 651 Pine Street v Martinez, CA 94553 CLERK BOARD OF SUPERVISORS CONTRA i COST co. -nMTPAD,ros,CO. Know all men by these presents that we the residents of Clayton Regency Mobilehome Park do hereby declare and make known to the Contra Costa County Board of Supervisors: Clayton Regency Mobilehome Park is again raising our rent; this time as much as $42 is 11 .4% increase) . You can help us by duplicating the City of Concord's proposed rent stabilization ordinance and four month rent increase moratorium. From 50%. -to 755 of the rent we, the mobilehome, owners, pay is shear profit. The park owner can put this profit in his pockets invest in other places, (as did Hall in Concord) or pay more on his debt service. Our .site improvements (home, deckingT foundations, sheds landscaping, etc. ) . are substantially greater than the per space investment of Management in the under-lying land and the improvements associated with the construction of the Park. Over 100 jurisdictions in California have already established rent stabilization or some quasi form of rent stabilization in mobilehome parks In every case they must comply with the constitutionally mandated guarantee to maintain the profitability of rental mobilehome parks. EDocumentation, Berkenfeld decisions the California Supreme Court, 1967. 1 We respectfully submit this petition and pray for your speedy action by establishing an ordinance to control rents. ................... ................................................. 16711 Marsh Creek Rd . *I-J-1,I(Q.��Z"R_......... .......................................... .......... ».,....._....... ............................ ............kIA1,17 ....................... ........_......_._»...»._.. ...._ -wJP a C E.",• 1.6711 Marsh Creek Rd . .................... ..... .......... ..................... __.».........._...._...... ..._....,..._....._.... Clayton, CA 9451 17 .............NA111i"................;;0___._....................».__.........._......,_..........»_.. Space.. 16711 Marsh Creek Rd . I_Z_572� I :�7 Clayton, CA 94517 --- ....... ........................ ............. ................................................. Space. JA ...................._.........._.__.._....._»..._.» Ilayton, CA 94517 I....._...»............ ........_.;........�1__, .......... 16711 Marsh C'r e e P. F�d J..�.._ Space. 1.6711 Marsh Creek Rd . ............................................... ....................................................................... Clayton, CA 94517 �...._.»_.........._.._ �.-:r_�_.//...//.... .............. . ...... AME____................ apace. 16711 Mars ? CreekRd . ......... ....................... .............................. Claytonp CA 94517 ell 7 ............ Sace ......... p 16711 Marsh Creek R( .......... Clayton, CA 94517 o ....... . ..................... ........................ paca ./......... 16711 Marsh CrC.50k Rd . Clayton, CA 9451 t/5 P ` • • ........................... .... ............ .._._.I°� 1 E....................................._...........................__._..........._«..._. _i_'S o a C e ( _ L 167 1 1. I'lla sh1 I,,re='tx}I; Rd �'�-,._:-:...._ ........_. .... .... ................. ..._._..............._......_......_..........«...._.._..._._... C",l aytc�,T,:, CA =�r+;�1-7 �,I-......_. __.._....._..........._..............._......_...._..._..._ ZY ._..__..._............................ Space �...._...._...__..._ ._......_._._... :I.tea 71 :L Marsh (::'Y-ey e:?1<: F' fi „ �7 ,...._.................._.................................... ....«.. t.:1 ri y�:Cs 11 n wa 94517 _...I ... ...................._........,......... ......_...................ISI�l41I.'..................._............ _.........,...............................__......... Sp-ace. 1 -.-........... _. _,............._.. ... . ._ ........_. .. ....................._..... ._._............_............._......_. a C.:L 16711 Marsh�a y t c r•1:� ( �1 r�%f";:1.'I 1_.. ....... _._............._.._._........... «.__........N_..__. . C:T"F'f?E:: I'd A-194. .GX. =.� ......................._..._..«...._.............. � �.� L ra y'C;G�1'l n �.w f a to�,.517 �.. .....3...._� ...... .................................I\I A IVI E........................__.._._........ ._.................._........_....... Space .. f _...._................«..............._ _ .._........._._ _._......._......_...__....__.._..._� C',1 gay t:0 T, G;ra 9451. �.__..6 ...... ........... .._...... ..._..__...__ `.««m ........... ca C.e I / 16711 Marsh C.T-ee4c Rd (((/ �..... ........._.._.....,; ._... . _......__._._.........I'�AP, .. ..._..._. ......._ ._._...._._. _.._.. _ ......._..._......... ,��rac c?. i j 1671. 1 l',1trirsh �.reeI•..: Rt:.l ......._....._.--- '.....__..._.._.._......._..._.._w._. I (: :L�t y 1:t 11 n (:;Fa 94517 L_... _..._...... ..... �...... .... ..... ....._..........._..._.__.._._. �,.._..._. ......... .......................... ._........................... __.......................... 3 . r7C E.. 16711 14'1 11-'G.O-i t::r e'e 1•:: Rd ,, !. ! C::1 asy't:OT1 n C;A (a4t51"!' 4 11.6711 Mar ski C�r•f:?e FirJ i 1 C�:L ay i;c:1 t n C c-} s?�_f 51 7 L.._....._._.. ._._.� ._........................... _._........_..............................►ti1t•'-1I'''IE:..........._.............. __.......... ........._........_.._.._ 16711 Plarsh Creel,: Rd „ J __...........P\IAI4'E:..._....----------«..._.«.. ........._ _.....__._._....._....._.. i :1.F.711. Mar-sht Cre-'teN: F,d Y _ ..._ ........ _ .....__... .. _............ :....._......... _...... ............ _.._.__.i r:w a.�;;,t t.,,..t n C:ra 945177 ©._.�_.I I'Ir'al1t ........................................................................ pac::c�. I :1.671 1. r'1arsh C:r-eeI,. F',d „ I / 9 �......_1 ......_ ...._..._. ....._..._..._........................_.w...__.. ......_..... ..... .._._.....:._._... __ ._..._..1 Cw 1�a y t c,�1'� t:;t=) 94517 i... c._.. � ..._..........._....................................................._ �._._._...............__......._..._..._._...._.._...__..__.... 36- 711 Marsh f::t'-f•e kRd : . 17..............................................._......................................._.__._..«................................_...__...._w.........«...._.._....._.__...__...� 1�:L�,y't;t:.1' :, C;�, r� f u� ..._NA I'll E........_................ ..__._..._..._....._......__.,._._....._..,....._...._.... 16711 r'Irlt'"c:sh C i"e"?E_'!; Rc.1 .........._................__................__...........................__._..._...... _.._.... _. ._..__......_.._.._.._.__..........._........_.� C l 4ay't:C',1..1 n CA 94517 �......_._............... _� •.:_.,W...«......_........._._«_.«..__......... ------ _..._..._...._........_...._..__.._.__.._..._.__.._..... S p a c eti.. L6711. I°Iclt"':Tsh C.T"e'fe6:: I"d . C;1 L•a y't:o Tl:s CA (?4f517 _NAME:..__.......__............. ;E�ac f .. _......_.._._.__.........._....._........._._.._.__..,..........__..........._..__......................_...................._..... __ (;1 a y t o t'7 n CA 94517 � ......... o .. ( 16 71. 1 141 iet T''_;s 1"1 1_.1"'L•n 4:?I•:: Rd „ 1071 :1. Marsh Rd . f....._...................... I C::l ray't:C'sn n C::A 9451.7 _..........................._...._........,..........._............._.....I•'•1A11E............................................................................................._ "i�]CSt C: 16711 Marsh CY'•ersF"s:'I•:: Rcel „ .........................................._........................._......................_...__....._.........................................__._._._...� C31 ca y't:o t"1 n ["A 194517 I........._......_........ 0 January 29, 1994 Contra Costa County Board of Supervisors Tom Powers, Chairperson 651 Pine Street Martinez, CA 94553 Know all men by these presents that we the residents of Clayton Regency Mobilehome Park do hereby declare and make known to the Contra Costa County Board of Supervisors: Clayton Regency Mobilehome Park is again raising our rent; this time as much as $42 (a 11 =4% increase) . You can help us by duplicating the City of Concord's proposed rent stabilization ordinance and four month rent increase moratorium. From 50% to 75% of , the rent we the mobilehome owners, pay is shear. profit. The park owner can put this profit in his pocket, invest in other places, (as did Hall in Concord) or pay more on his debt service. i Our site improvements (home, docking* foundationsT sheds, landscaping, etc. ) are substantially greater than the per space investment of Management in the underlying land and the improvements associated with the construction of the Park. Over 100 jurisdictions in California have already established rent stabilization or some quasi form of rent stabilization in mobilehome parks. In every case they must comply with the constitutionally mandated guarantee to maintain the profitability of rental mobilehome parks. EDocumentation, Berkenfeld decisionT the California Supreme Court, 1967. 1 We 'respectfully submit this petition and pray for your speedy action by establishing an ordinance to control rents. .............. space 16711 Marsh Creek Rd . ...................................................... ....................................I.............I.-I....................... Clayton, CA 94517 AME.- 16711 Marsh Creek Rd . Space S ................ .............. .......... Claytonp CA 94517 � ' Space.. 16711 Marsh Creek Rd . C...... ...... .«M............. ...... ........................ Claytonp CA 94517 �?............ .............. ----------------- Space .16711 Marsh Creek Rd . Claytonp CA 94517 ..................... -Spa( 16711 Marsh (]Y-e E-.,k Rd. 7V Claytonp CA 94517 ..,.,...................,....._««_......_.._..... Space 16711 Marsh Creek Rd . ........... ------ Clayton, CA 94517 Space. 16711 Marsh Creek Rd . Clayton, CA 94517 ..........4\1AME:.................................................... opacs-1 16711 Morsh Craek Rd . Clayton, CA 94517 ................................. 16711 Marsh Creek Rd . Clayton, CA 94517 L__-�_J 16711 Marsh Creek Rd . Clayton, CA 94517 L�--�-- r � 16711 Marsh Creek Rd � Clayton, CA 94517 *�__;_--J | 16711 Marsh Creek Rd . �---��---�- -�-�'~ ---J Clayton, CA 94517 -- wArl E ' e 16711 Marsh Creek Rd . | ' Clayton, CA 94517 ^�-=---^ i 16711 Marsh Creek Rd . / > � Clayton, CA 94517 16711 Marsh Creek Rd . | � pam e � ' , ' Clayton, CA 94517 ["J-D-J IV / 16711 Marsh Creek Rd . ( / > Clayton, CA 94517 16711 Marsh Creek Rd . L_ Clayton, CA 94517 16711 Marsh Creek Rd . L--�` Clayton, CA 94517 1\1 f'A IVI Space 16711 Marsh Creek Rd . L� Clayton, CA 94517 16711 Marsh Creek Rd . � -----------'---J Clayton, CA 94517 16711 Marsh Creek Rd . | / Claytonv CA 94517 �-- 16711 Marsh Creek Rd . ( � ` Clayton, CA 94517 '----�� | 16711 Marsh Creek Rd " // | � Clayton, CA 94517 Epc 16711 Marsh Creek Rd . ____--_J Clayton, CA 94517 AM 16711 Marsh Creek Rd . Clayton, CA 94517 __- 16711 Marsh Creek Rd . Clayton, CA 94517 ....-�... ......... 16711 Marsh Creek Rd . � | | � '_'u�� - _______'--_� Claytc'n, CA 94517 L---�'-^ . ` January 29s 1994 0 Contra Costa County Board of Supervisors Tom Powers, Chairperson 651 Pine Street Martinez, CA 94553 Know all men by these presents that we the residents of Clayton Regency Mobilehome Park do hereby declare and make known to the ' Contra Costa County Board of Supervisors: Clayton Regency Mobilehome Park is again raising our rent; this time as much as $42 (a 11 .4X increase) . You can help us by duplicating the City of Concor&5 proposed rent stabilization ordinance and four month rent increase moratorium. From 5ON to 75% of the rent we, the mobilehome owners, pay is shear profit. The park owner can put this profit in his pocket, invest in other places, (as did Hall in , Concord) or pay more on his debt service. Our site improvements (home, decking: foundationsT 5hedsT landscaping, etc. ) are substantially greater than the per space investment of Management in the underlying land and the improvements associated with the construction of the Park. Over 100 jurisdictions in California have already established rent stabilization or some quasi form of rent stabilization in mobilehome parks. In every case they must comply with the constitutionally mandated guarantee to maintain the profitability of rental mobilehome parks. EDocumentation, Berkenfeld decisions the California Supreme Courts 1967. 1 We respectfully submit this petition and pray for you, speedy action by establishing an ordinance to control rents. ............NIAME................ ...... .............. VOW!., 16711 Marsh Creek Rd . . ........... 6..........I.W ....... ..... Clayton, CA 94517 -NAME............................................... ........ -S)p a e ................. ....... I y5021011 16"711 Marsh Cree�.-: 1:'�'d . .............................................................................. C ytonv CA 94517 1 ...................................... la, ............. ---,----1-,4AME.................................... ........... e..11 :1.6711 Marsh Creek ... Rd . ............. ................................................. Claytonp CA 94517 NAME-*.......................... P 8 C-(-I 16711 Marsh Creek Rd . /C3 . ................... Clayton, CA 94517 -NAME.......................... P!C F9 3.6"711 Marsh Creak Rd . ; .......................... ................................................. (..'.lay tonp CA 94517 ............. P fv\,r�,(Z G,9� :16711 Marsh Creak Rd . ........................................................-1..........................................................-...= Clayton, CA 94517 I...%�..�..._.. .. .__._.......................NP, .................................. - Q p a c-a 16711 Marsh Creek Rd . ....................NAME....................................................................................- V p a c 16711 MAY crook R& L 15Y G, .._......_......M..._..._..__ ..____._.____._._.__...._ Clayton, CA 94517 NAME.......................•.»_ .. • 's�]rtI_C � 16.)71. 1. I"'I r7 r-s h iW r-E:�e:•�F; f I:J _. _. ...... ..». ....... ».._ __...... _.. .._..._......_ _..__._. _ ._.._._...__. __._.._.�I Cl a y t C.n n C:A 94517 f j M__....._ ._._....._.__....._f�#dlfwt .................. _.._.»_._...._.._.. 94517 16'711 Marsh Cr-eI�d e1:: f (' S. ...._............. V... _ �.�..._ _.._...._ __. _.._ » J C 1�a y t;o n n CA �'4,..,1 I _..........»...__,._...»._. ..,.._................._...I1(11"If._:...._...............................__.._....._. .._.._..._..._._..__.._. -Space 16711 lyt<:ai xsh Cre'ewk: Rd . C l ay't r..:in n CA 94517 I\AM, . ...... _,..,....... . .Spa t::e Marsh Creek Rd . f (:::1�aytor7 n CA 5s451 7 16".711 ..I\IAI"'IGS....................................... S 16711 Marsh Creel.:: Rd . � -d 17 D ,�C/�. � 16711 #"'#r�t'-s h Creek I'ti f:1 „ D.C .`" ,••. '••-•.._......._.._..................__..• ................. •..................._...._..... .. __._ .,.».,.._........_._ C I �tytI t in CwA �i'�t`y1"I' _._....._j• •-lI'lE....•................_........_........._.__..__........___.__._._.._.....__- .-Space I.6711 I"'iC•arsh Crr:k furl C Co 94517 16711 Marrih Cr-eek: f d . ....__».... ........... a .��.........�......,.. _.._...... r.,'I r-ry•t ci n n CA o4:�17 . �- _.._._......._ !'#f�#"tt .......»............._..._.._._........._._ ____ _..__...__ Space- 7, p ace— /? :L 6711 Marsh Crc�E_�i:: f�d 1 .. (� C1G�ylc�rt, CA �'�I"a:l"7 ......_ ......... _ _.. __. __»»_.__._._..__». _.__ .._._. _._. .. ..... ... ................. ...... ;a p a c F, v :16711 Ma r sh (.:re_ek Rd. ..._............... ............._._ ._...._. .l_...... ,,,1._.. ._._. ......._.__. _.._._.._....__...._._....� Clayton,, CA 94517 1671 1 Ma Crci)e��k: fid . . ! Z A........__.......__ _.______.___.__.J (�.l�t y t c�rt y C A 94;517 ..........................»•........ . _......_.._.......»....... .. ..-.I\IAI'll 1r.:..........................._-..•_._.._._...___..._._._._.....,.._..__ .C:ipi"t�+� f. 16 71 1 Marsh (..t-•e ek: Rd . f C:1 aye C{1,n ("A 94517 Space 16'71 :L I"•Izkrsh Cree1•:: Rd . '_...... ___.__._ __ .__ .._� C::l a y t I::,t-t n (:*,'A 94517" G _.._.... ........ .._.,: .......::.. •. _.. #(111 E ...»...._..................................._.................._,.». _._•...__.».. Space z , 16711 Marsh (':re e1•:: Rd __.._....--.-_,._...._......___......._........._..__.._...__.._.. _..._._..._.__...._..__._ C l�a y t o n n (.",A 94517 __...._._MAI''#I�._._..........__.._.._._.....».».»._...».,._»._ ..,.._.,.. .._..._.__ ;a p a 16711 Mi.-Asih Cr"e ek Rd . _......... .... ..... _ _ CI.at t f:i n a CA 94517 1\1 ALE Space C - 16711 Marsh Cr-cuek Rd . _.»_...__._.. ..._... _.__..»........._____.._.._.._ _____...__..._..___.._»......_.»_...._.».. .........___•..»......._. (:::.L<a y t I-�r t,� (:::{1 94517 I. 16711 I"iear s Cr ee i% Rd . _.... yl r-o ... ____. _________.__.. C:L�t y t o n n C A 9 iF 1'7 ___ (....._.._.............__......._._..._....___............._.....__...,....#'#w/11'I[:....1.............._.»......._._.._.. .._ _ _ __..._._...__ ('Spear_•t•�•} I. U.!•.r�=l� ................ _._.... r 7,ra y'r.f -1, CA 94r517 (. ( 16711 I'll ar•sh Crc'e'E Rd . �/...._•.._._.....»_ _»._... Claytonn CA 945:17 0 January 29, 1994 Contra Costa County Board of Supervisors Tom Powers Chairperson 651 Pine Street Martinez7 CA 94553 Know all men by these presents that we the residents of Clayton Regency Mobilehome Park do hereby declare and make known to the Contra Costa County Board of Supervisorsi Clayton Regency Mobilehome Park is again raising our rent; this time as much as $42 (a 11 .4% increase) . You can help us= by duplicating the City of Concord's proposed rent stabilization ordinance and fbur month rent increase moratorium. From 50% to 75X of the rent we, the mobilehome ownersT pay is shear profit. The park owner can put this profit in his pocketp invest in other places, (as did Hall in 1=,oncord3 OF pay more on his debt service. Our site improvements (home, deck ing$ foundations, sheds landscaping, etc. ) are substantially greater than the per space investment of Management in the under-lying land and the improvements associated with the construction of the Park. ,Over 100 jurisdictions in California have already established rent stabilization or some quasi form of rent stabilization in mobilehome parka. In every case they must comply with the constitutionally mandated guarantee to maintain the profitability of rental mobilehome parka. EDocumentation, Berkenfeld decisiow the Califbrnia Supreme Court, 1967. 1 We respectfully submit this petition and pray for your speedy action by establishing an ordinance to control rents. Space. 16711 Marsh Creel< RdJif] f ............ -------- ................ Claytonp CA 94517 ........_.._..._..................._....._............•. ........ Space .J ( -1Mai 6711. Msh Creek R Claytonp CA 94517 d . ....................... . ....._._. . ._......•,__.___ ............. Space., 16711 Marsh Cre J" 17 ....... ClaytDnp CA 445 ek Rd .. ........................................ ........ cop a C a J6711 Marsh Creak Rd . a......... .............................................................. C' iaytonp CA 94517 spacry ................................................................................................. 16711 Marsh Creek RA I__..,.... ...........y_......_.... Claytonp CA 94517 ..................................�qAME--_.............................................._.w....,...._......,.._, _mpac(= 16711 Marsh Creek Rd . ............... Claytonp CA 94517 .............. Space L .......... daytonp CA 94517 16711 Mersh Crook Rd . NAMl::..............__' . Space. 16711 Marsh Creak: 1`id . 5 ..............", V_ E, ......... Ciaytonp CA 94517 ----------------.ISIF1ME:_._._...___._.".,_ ...."_._....._..__ ._,�_,_..__ • Space • 1.Fa I:L 1. Marsh (;}••e:'�;. Fi t:i u (... ........,�-.(�••.�...... Gl.. �.,rt: ,r L.�l rfw lC.:. ...._......._. C l a y t o n C:f l 9451? . 16711 Marsh C}-t eI,, Rd. ... .. ..................... ............... . .._... ? "........._......_. ....._..._......_......."..._......_..._..._._.._.. t.�layton:, CA 9 4517 I_._........_....��..� _ 16711 1 taieat'"<sh Cre, k: Iid u 1 ' 1 .... .._........._...._....._.....__..._... __ Cw 1<t,/t o n n CA 94577 _. NAME_......_..._._....-......,._._. , . Space I�� (�I9451.7 cl/ ( 16' 1 1 Marsh Creek � _ ... _ ..... ._ ........_...._...._..._._........-.__-......_............_..........................I............... t_,l a y L r"} CA 9 51. i _.,......_..._,....,......................._. -..............NAME......................................................................................... Spacea.. 16711 Marsh Creek: Rd . .Claytonu CA 945 1!Y _"........:_.". . ._.....,....._._....._................ .�.................NAME !y_S._..p_....a_�ce.. 16/17Marsh :/ reNFd . C1a ora CA 94517. . � -M_ ......,..............,._`c� .. _ ..........I\IAME ............................_....................................... 16711 _ Marsh Creek ......................_........ _............_................... Capclt:4'.. C.I.�a y t t:�}•} C A 9 f 4 517 �,._...."...._._...Q_. _._..... ___......._......!'\!("1mI ..._"._.........................._._......................_.._............__._...,_.._.._ �i�rrar. G'.. �..�'2 ��•v�-r-r--✓L � �� 1 6,'�:L 1 Marsh Creek f��t:1 „ �rf :1.6711 Marsh Cr•enc:'k: Rd „ Claytony CA 94517 space 16711 Marsh Creek Rd . ............................ ...._ .._..,._._._ ... .....".. ...._... . _......__._..__. _.__. E:L a y t o n a CA 94517 ............... -_ .___..___._..__..._._r�lF�rte.._.._.___......_ ._._.___.____r___.__._____ ••Sp-ce. 16711 4N � Marsh Creek (:'t cJu ..__._.�...'.....,_ _,_._„_..._.......... C l gty t:o n n CA 94517 _... ..... ...... .. _..._............_..... _._.._......_....._.._._..( t_ l y t o}Marsh C F� 94517 CreekI�t i „ �..., 167' . ........ ... .... .........__.......... :". ,r I I:_ ....... ".. ............. lts2p w�c.: , 16711 Marsh} C;r•eac:k: Rd . 94517.......... _. _...�_..._......"._. _._.__. ..,__.. (:a:k.�a y t r..•}} C:F1 16711 Marsh Creek Fid . ((// �__._:.._ _.._.._._._.. . _. .................._.._...................... ..........___.,_..,........,.... ._...._, ..._..........._) t::l a y r.',r•}, CA 945 1'T TW) IE Space 1.671 1 Marsh t..".r'•e4eak: Rd __. .. _ :� ....._.__... ...._ ._._. . _._... .�� . .. _ _ 3-1 C 1 a y t o n CA 9 4 Mi 1"7 . ...... . ............................. .._ ........................................ ..TNI A M E ....................................................._._..,..............................._..... 100 C �ace:a1�a' 11 Marsh CreekI�td , , �1lvi C; ...................._._._„.........................................................., S p<}t"•t:a 16713 Marsh Creek: Rd . �N .,,......,..._W_".M.......... E1a;ion, Cha 94517 �_. .."......,.� „m,",,,.....,,.,,"_,.�,:,„,..,".__,.".,..",.w...,W�...... ,1 A M E.�.,,,.�w.,,,,,,,,,,,,,,,,,,,,,,,..,.,.,.,,,,..,w"......",_�,..,..........."m (1.......__.....N___..."_ '16711 'pace � LL ' � Adre� � �AN _...._ _ W....._... _.._.....� Claytnr � C1 �� rLJ 'Space, I __ ....._..........._. ..............___....._._.._.__...._.._.._....._ Space ........_........."...... 16711 Marsh Crook Rd Ea.ray t:a„ CSA 9 451°r ,2,1 January 29g 1994 Contra Costa County Board of Supervisors Tom Powers, Chairperson 651 Pine Street Mar tinezg CA 94553 Know all men by these presents that we the residents of Clayton Regency Mobilehome Park do hereby declare and make known to the Contra Costa County Board of Supervisors: Clayton Regency Mobilehome Park is again raising our rent; this time as much as $42 (a 11 .4% increase) . You can help us by duplicating the City of Concord's proposed rent stabilization ordinance and four month rent increase moratorium. From 50% to 75% of the rent weT the mobilehome owners, pay is shear profit. The park owner can put this profit in his pockets invest in other places, ias did Hall in Concord) or pay more on his debt service- Our site improvements (home, decking, foundations, sheds, landscaping, etc. ) are substantially greater than the per space investment of Management in the underlying land and the improvements associated with the construction of the Park. Over 100 jurisdictions in California have already established rent stabilization or some quasi form of rent stabilization in mobilehome parks. In every case they must comply with the constitutionally mandated guarantee to maintain the profitability of rental mobilehome parks. EDocumentation, Berkenfeld decisions the California Supreme Courts 1967. 1 We respectfully submit this petition and pray for your speedy action by establishing an ordinance to control rents. NAME- opace 16711 Marsh Rd . I...._..._.. Cla, yton, CA 94517 1......• ...... Space. 16711 Marsh Creek Rd . .............. .......................... .. ..".. Clayton, CA 94517 liiisvi ..................... AP ........................ Spa 16711 Marsh Creek Rd . Claytonp CA 94517 ............... r_........._..... .... .......... ...................................---------- Creek Fid . pace.- 16711 Marsh Cre ...... Claytonp CA 194517 J ...... =pace. 16711 Marsh Cre ek Rd . V"'Km ou'l , tonR CA 94517 .....................a ........................... ........... ........... ................. 16711 Marsh Creek Rd . Claytonp CA 94517 Space. 16711 Marsh Creek Rd . ........ Claytonp CA 94517 ----------=. I- * ...................... Space. 16711 Mereh Crook Rd . Clayton, i 16711 Marsh C;recw'!: Rd . / l r -"� f. :t ay r.:r�n f Facy�;:L"/' .��..1........1 cc _._._. _.._......................................_..........._.._..._..........._...{�1�'1! Ir ...._.__...".._:._._...._._........__.....__.».._._.w.._._.._........_... space.. — 1.671 1 Marsh Creek Rrel . j ..........-.�,:"' _.._._ ...... .... ... .._:. .G_..._. ..•.. ._..._......•......._..___) f:;l ra y'tong t.::F1 94517 �..j��......._.•.1 ....__........_. .__"....._...._.._...._......_..._................•..{�•1F-11�1E...._...•. •...._•...........:.._......__.._."..._.__»._........._..._.._.. � a 4�.. 1 16711 Marsh C;r e,o f Ft cJ � Ell* __......_._...'l 1...__._...................... ......... ..... ;IE%..G(� ...._._....._. iW l Ayton n CA 94517 �...•.._ . ........... � .......�:.............._.____._._.».........._._..._..........._...__ I '16711 Marsh Creek ' 1 „ ._......_.......M� laytorn j t.wFl c �i;'i:L71/' r _ 16711 Marsh Cr e e l:: Rd .. ...._ ....................._......_....__._.".._..._..._._. ..._._..._..__._.__._..__ . • .. 94517 "....».•._... ... .._... "_....... .............................._ _•_ .._....�_.. ._.._ _.__ C;.L�r y't c::,�»�„ t Space 1.6711 Marsh Creek c1 . �......_.._... ..c�..._......__..._ __......._......._. ...... ..._......... ............_. <' `�' NSA ......_... . ..._._._._._..___...._..__.._____. C::l as y•k.:r�r�� L F-1 :��=r�.,.t'; _.__.... ._.... ......... ....... 16. 711 Marsh Creek.......... c...._._. .. ._. ................................. ..__. .._ __..__..f Clayton, t:;A 9451'.1. p ._....�..�_.. _...........__"_»..........•................._..._•...........".........l\Iill1E:............•............._.................•......................_._..•._.......•"..... _space.. 1 16711 I°'I<.ar»rah Creek r• d ....... ._. �� ..........................__. .1 (Slay'ton, CA 9451 + _......._....._........._..._._..»._.»_...__._......_...........!'•I F 11 1 l v... _ ..._...__..._._........."._...__....._........................__._......._ Space 16711 Marsh C:r �:k: Rd ✓.....,...../ ��?�.....__.W Yom..._. _...__". ..._._.".... . _� t;:L s t y'l:o Y7 n (::,A 9 4h 51'7 .............. 3 e................................. _.........................!'1Fyl'fll::_... _.._._...._._......_..»._....._._.__...__._._...._.._.__ Spac(-... 16711 Marsh Creek Rd . 7 ..._._. ......................._.. .._.... ......._.................... _........_...__.......__....__.._......_.._._........_......................._...._._..._._._.........a Cla y't c:�',�t" i�:F-1 c�4517 . .._.._..__...._.__ ......................................._.. ....... ............_........................_.........._........ __ _.. pace.. 16711 Marsh Creek Rd . C......_...:::.. ..... �/ ._.._...._....._. �� C lay't o r'r C::A 94517 ! I ..........._ _._...._. ........._....._.._.........._......_I'�I . IC ..............».......................-_ . ._ ..__..._._.._....__._._...... space. 16 T 1 » I 1 .._. ..................�....................... ._...... ... ..............,................................_............_....._._.._.._....•.__. ...._... . .... I" .G<ar y t:c::•r'1!, C;61 c��F`::,:1.7 •._.........`.�... �................... . . _i'�lFl!"lL:..... . ............ ..... ._.._..."._..__......._.•..._.._........._».. i }acct.. ,_... --' 1 16711 Marsh Creek Rd . 1 l �....._ ...... ...... _...... .»................ _..! C l a y t;o n:, CA 94517 (.._........�....! Yr_.. ....� :..._,......................................_......._..{ AlvIf ............. •.....•_.._•.........,.._.... Marsh y Creek ;:ix} tc�t'•. .__. _.. .... Clayton, t_Fl 94517 Creek �.. . ._......... .._.. � :::.._ ...-_.................._................._._.� C 1<-::�y•tor p}`(_F� :�4`.�17 r t c I ,. � y..___....._......� C 1 ......_::._......_..... _......_...___....._._.._._._...._.........._.PIF•ll`''IC::......_......,._._...»......._.._........_..................__._...."...._..__..._._. C4�p�c:��:a..` �. . __......_....._...•._.....».»..__._....M.._._.............•......._........._.....�"...._.._. C:1<:a y t:r.:,n W CA 94 517 _ ._._._..._...__....... ...._........lelFlr'fC:._..._....__.._.._..._._...._._ .._.._...__..__._......"_ _..._ Spacc�., � 16711 Mar•sh Creek: Rd „ [ �.._ ..........._ �`. "__..._.� _.,...._._ __ ._.._..........._..._._._.._.....___......� C:1.ay'tc:-r,n t",A �19517 ,.� ......._I ..............._..._..................._...._........__........._....__.......... ._rip car_: 16711 Marsh Creek Rd . ....... t_.lray'tong CA 94517 f/ ..._......................._..--- ..._. __._._._....._..__)1{r. °;iE ................:_..............._.._._..._.._..._..... - ..._......_.. Sp 16711 Marsh Creek Rd Januq,ry 29, 1994 Contra Costa Ceps.@a'rt'y Board. of Su pea...vix S:r'rs 651 Pine St--reima-t 94553 . _.-.'�•$�il•<�5 . Martinez, CA .i� 3 Know all meas bp these presents ' hiit.t we the resident:i of Re gelicy Mob i lehosame Park do hereby declare --a-n k �.ra¢,�:�• 11 -novm-B to t--he Contra Costa{ County Board Of Sa.gpea-;_+°iSOr-S- Clayton Regency Nobile;`ome Pasa-&_ is again raising h u-r -fi 00. t---; this t-ifffie a' much as $42 (a 11 .4% increase) - You can help us b- duplicati-n the City o-F Con-cord's proposed re-fl-it st:•abilizat.iorfi oa_di-a-bance asnd -Iou—#. tsonth bent ia-tcreas.a= moratorium. From 50' t'go 75'% of the lent wee, themorba.l£��E�''xt-EaiL: or-9yk�;;��.- y pay iss.��:L�'.par own-m_r can put thir-- p- •arfi'I= i.nd H-ti��:• pocket, :s.a;agest i.rt oche • places, (as. did Hall in or pay maaare on his delot Gur s it_e improvements 4 home 3! dtz?P='k:E.tt^g '$'otL4a dctt.?O;i.o-asp sheds, land-scapia g, etc. ) a-re ravreate-v- tl-t; n the per i -.1 Naa bage d'ax=-ot in the e rnde-g...Ijxi-ng la-nd aa-nd the improv,,r-_gs€ae'9-t5 a ssoaci.a'I:e_el with the con-struct'ion of the F:rrrk. Over 1.00 jurisdic'Gions in California havv already e'sta&bli.shed re-o t stabilization or _,.'i^-4a"te quasi form ca H' a-ie alt s$'A=Ni l iz•at:a.oi n in m!1'bi l�T�'ho-o'm parks. In ever—y case they ms.>;.st cow.ply vRith -the co<istitssti.onal.:iy mandated guarantee to assaia-itain the pa•-of''a.tability of -re-.q-.4tal parks. EDa_tt=:a.EvientatioriT Berkenfeld deci'!iiiv_x�nr the suay--xrenmge C t=ur t p 196-7.1 We re-�pectfully s•s.ai?mit this peti-tion .am--.q It Pray 'fin-m'.. .v>H'kR'!'�' :�§N='t ".F��E =•act-.l.o-f.8 y e-�;t.ab:i:a.shia.g an oa•-dini-mce to co-nt-rol. ,-�-�a�t:z•:.m ....,..._................................I'�IF�1''If::::-.......... _...... ._..............................................................__... (.;3��x`(�c�.. �._...,..... :1.6)73. 1 1'1aY esti (:,r'c:,e I:: f'tt:J :, (.....�"�. ._...1.. 1............1...x............. ...... CA 94517 ! ..............I�lF1lY'It ........................................•,....,...,........__....._.....,......_........ .0F3&AC,0",.. . X7'7;1. 1 I"IaY-s7 i t:reeI< R(J x �lWI �� C:::l gay c:,rr L"A 4 rr.51"� �9 ......... } J.6 7 1 :1 IY14aT-s:rh tJ i...,..,...,, .............. _..,........,..........._..._.._..J t:,:I. CA ; �'r�;1"I' .....,....,.... ...( Ih'7:l 1 IVIaY-gsr1 CY0ek: R(J o . ��_.5....... ...!........................ ...;-.-__... � i::::t a y t t:,A 94 517 _.................�.... ..,�� - • :I.6"r J. :l I"'f G,r"�:�•t� C r'•�-,�.,I•:: f��cJ u1J. _ [_.*__ . ' ._._......... ....... ( ......,(rL ,........•........................................,...•,..........•.._J Clayton t:,F1 r��r:;J.' ..........................._..._..........I' F11'ik:i:..._...._....•..............I......I............ 167 11 1"1aY'•si-sh C::Y-eek: ftir_I x ._........ ......_...... ._..... ... ....... .......:...................._................................._................ .........._.._. I C::1.�:�y'C t r t CA 9 4 517 ........................... _ .._........... ..................................•ISI F 1°I :................................._.............................................................. .� �7 P l ........ .... ......_..may?' _......................_........._._......_. 1 C:;l ay't:o Y't;: i'':A 9 45 17 ............................ X n ........._.._..............,........,.........I'It11'iE:,.._._.._............,....._...........,...............,.._.........•,....,......w.......... t _. e ... . ti d r:..... ..............."... ....._............._....._...._........:............._........ . ...... C 1 a Y tt f n n (:;:t•'.} 91+517 ....__...•..__..w_.__,._._........._.__...__._•.-___._._.ISI Fa I''I�-s.......................,.,..�......_..............._._.__......,._.. ..��p<,c��.. _.... _.._......._..__._... ........��:.. ........._......._......_......_._......._.._..._..........._..,.........._......._._ C::I.a y t ci n v C:A 94517 L......... .'_�.w. "; ..............................._.........,._......_.._._....-I\IAM...................................._................•_....._......................_............. -S p ac e 16711 Marsh Creek Rd . _,... ........... ....... ................. _......__.............................................I C1 al y t r-n a (C A 94517 _�_a,•.___.._. _,....__._.....IIF I"'IX:..._.�..,..._......�..._.._.. _ _.� .._._.,. �._•_. , Sap a C ey �,. >2!.._ 1��I:L 1 1°'i a r C h r t 51 I t Rd . ( ._. i _._._...._ .._...... .._.., ........._.......,.,...._._..... ..__.._........ ..._..._........................_....._.._._.__..._._._.......__. i:;J.Grytc�}� C':Fa +�i 17 1_r_....... ................................ ........__.._..._ __.__.._ ...._.__ _._. Lipp=tcr_'.. ........ .. . .... ...... _._ .. _._......_......... __........_...... _...,._...__._._. _ _. . ..._..,.... ... _•......_......._...... __...._... ..f�lFaP'Ilv:•..... __..._.__..___,... _ . 167 1 1 I`lla r-si I-) C:) e e:)1•:: F�ci ; L C7 y•t r_�n 7 C::Fa 94517 ..._...... ---_----------------------------__...._. _.__..___.____ i;;p a C e. J.6711. I'llar-<sh Creel-.: Rcl .. ...._.........__ ___ _-_ _ (_, 945:17 '.•..•.. y... : �� f�:,. _........._..__. ....,•...•,; ...,....,._.,...._,..........._ ._•.._I'!F I''iE'......_........................._..._.•._.,_.,...,...,_ ...._.,•.•_....._.•_ .SInanc:tri .1.Ear 11 Mair<.:>h Creel:: Rd u _......... ...... ..........._..._'_� ._. ....•.. .._ ..•._._•. .,..,..,•._. .. ._._ ......... .,. _.. (:::I.ax y t c:�r"r;� C,Fa "�'4517 I }FlIL'Il::•............ .........................................._..............._........ Sparc.-e �._..... � _._._.. _. __._...._.__._...._..,._._.•.._._.. 1. 7:L :L I f,r-�h 9r e'11: Ft Ci .. ....._..........._......... _.I C::L as •r c:�n:� C:� c�cr�:,:L'7 �.._�.,3.` v r�A I"I E:..............._..................................,.......•.. •.........._._..__� �p��c:�r. ...._..............._.............._.___..___ 3,67:1. 1 I"f a r s hr C i ea E_1•:: R CI n _._ G•__..._ ` ' ..... .._.�.._....... ................................._............._........_....___.,._,_...._....._._._._...__.�__ ClaytonC94517 �— _...................,......................... ........ .......I\IAI.1 ......................._................... space "A 94517 1.6711 1''larsh Creek Rd Clayton, C f• _ )a3 rr E.. 16711 Marsh Creek Rd . _.__-___._ _•.,._.__..__.___._ C 1 Ct y•t o n p fW A 94517 �.... _._ _.... .....,,_••..._._......,... __. ....._.._..._.__.. ....1'+lFal'ii'w...w...... ...._,.__._.__.._�..,.___.,.,.,_..,_..._....._._.__. .ap ac::e:�.. 16711. Mai r••s1'•r f:;r e:eak Fi:d u llok .............. .. _._. ._._ . .._._.__._._. __..__._._........__..__.._._..._._.. (..:1asytonn C.A 94`."r:I.7 ..... 1711 ___..._....... .__..._..._W_ _._..._........_.......... ._...._.__........._.__ .,. �..Spac e.. 6 7 11 11 L�.:.._........_...•._.. .._.._.. .....:.... ._.................,........._... l"Gi 19451 7 3. 7 _._....._._._..................,.........__......,__.._._.............J�•lFalx{1:.•._...................... .. _....., .......... dipac-e_'� 16711 sh _..__...... '...._,.....•..,..•.•._..._..... ...._.......... . ._ ... .•.........••...•...._._...__..•...._._.. J.a y t c r'a .,C A 9�5 1 IC ti cJ . ( •_,,:.•_.... ._• ...,. rF)I'Ir:::...,..................._.. _......._...............................................,._. Space. :I. } i X571. 1. IvIar�--ah Creek I�d . C i (.._._..... _..•.;•........:.... ................ `................�........._._._ .. _. _.._.. ..........•......_-_-......._...._...._...1 (.0 L ary t r�ri n C,A ci)451 T I..J .....•...•..._,_.I _................................•..................._.................P�IAP-1C:............._..._ ._ ._...__...............•............ ._ - -- 1•. p ac,el 16711 IvIar-sh Cr-e:'e::k: Rd � L-.Oc //._. . . •........ ._..._.._a.. , ...... ._.... __._....._................._..___.._._. _._.....__...._.. (: 1 a y t:(::-r r 4 L Fa 9451 J' L_�.l_.._.._I \�~ ..........................__._ ....._... ......_ _..__.J:1 F•a Ni l__.._._.,....._...__....__..,. ...,.._...__.._.. _..__.._.._.__.. .S p EtC:E?., 16711 I lar s C r ee:1.;: Rd . ._....._ .. .............. CA 94517 ..,......._. �.. ................. I'NIAMl . ,................._................ ;)pasc.c:r. :L 6"l' 11 M cap r t,hr C;;r"c'.5 i; Rf:) . I J Cj..,_.. ..•..,.. - „ _..._ ....w. ...... (:;1 a y t ci r'r C;F1 9 4;";1 7 (..,/....D..,•1.......� _. •......M.. __.. ...,..—.-NAME ------ _... _................ S P;)al c c• 1.X57:L 1 I'llar<shr Ci (:.?e k F2d ........ , ._!•__.. _ _ ............. ...� C:;I.a y t o n (.A �i'�r C51 7 V.0. MOBILEHOME PARK RENT STABILIZATION: AN INTRODUCTION AND PRESENTATION OF SUPPORTING ARGUMENTS AND MATERIALS This information has been prepared and is distributed by the Golden State Mobilhome Owners League, commonly known as "GSMOL." Composed of some 200,000 California mobilehome residents, GSMOL has for. nearly 30 years represented the mobilehome community, and has fought to protect the mobilehome way of life for its members. Nothing so critically endangers that lifestyle as does the ability of park landlords to increase mobilehome space rent to exhorbitant levels. In fact, rents have been spiraling upwards at a frantic pace during the last 20 years in most metropolitan areas. Space rents which approximated $50.00 in 1971 have in many cases gone as high as $650.00 by 1991. Mobilehome residents do . not have the money or negotiating leverage needed to obtain the security of a fair long-term lease in most cases. They must turn to local government for help. Initially, it is important to understand the nature of the mobilehome relationship. Mobilehome owners hold a unique form of tenancy. Unlike property owners, they do . not own the land underlying their homes; but, unlike renters of apartments, they do own their own dwellings. Many have invested substantial sums in their mobilehomes, thus creating a substantial equity interest. Despite their name, mobilehomes, once set on their allotted spaces, are not truly mobile. Mobilehome park residents' lack of mobility and lack of land ownership places them very much at the mercy of park owners, who, without rent regulation, can destroy mobilehome owners' lives and investments simply . by raising the rent to the point where the mobilehome owner must either sell his or her mobilehome at distress-sale prices, or submit to a voluntary surrender, foreclosure or bankruptcy. The fact that mobilehome owners are typically retired, and living on fixed incomes, increases their exposure. The tack of any vacant spaces to which they might move creates a monopoly market which ensures that a homeowner who cannot afford rent will lose- his or her investment. What would otherwise be a source of appreciation becomes, for the mobilehome resident, a trap. State law, as embodied by the California Mobile Home Residency Law, has been enacted to protect mobilehome owners from park owner abuses _in such areas as unlawful eviction. But State law does not regulate space rents in mobilehome parks. Local rent control fills this gap.. As a direct consequence of shortages of mobilehome spaces, . low vacancy rates, the cost of moving mobilehomes and rapidly . rising rents, no fewer than 90 California cities and counties have enacted some form of mobilehome rent control. Many have not enacted other forms of residential rent control, such as for . apartment rents. This is further evidence of the mobilehome owner's unique need for protection which most cities now recognize and require. These governments repeatedly cite the above factors as the reasons for enacting rent control. Voluntary programs such as park.-sponsored rent subsidies are well and good for a few needy residents. But this should not be viewed as a substitute for the protections that all mobilehome owners require, and it is unfortunately true that park owners cannot be counted upon to voluntarily restrict rent increases. Nor can it be assumed that a long-term lease will be fairly negotiated to solve the issue. ' -1- I\ Armed with this history, the following points should be considered by you in support of a decision to implement rent control: 1. Mobilehome rent control promotes the health, welfare, and safety of a vulnerable segment of the community by setting up a. regulatory framework within which park owners conduct business with their residents. The majority of mobilehome rent control ordinances have been enacted simply because park owners have unreasonably raised rents to 4 point where they become unaffordable, and "economic eviction" results. 2. As a result of the practice of park owners to unjustifiably raise rents, the practical effect of the regulatory process in rent control is to keep rent increases within reasonable bounds. 3. In general, a history of rent control in other jurisdictions in California demonstrates that rent increases "within reasonable bounds" means those in line with inflation and consumer price indices, while ensuring the park owner a fair return on investment. 4. Without rent controls, park owners will invariably raise rents to the extent that those mobilehome park residents with fixed incomes will be forced out, thus forfeiting their equity interests. 5. As rents go up, the resale value of mobilehomes declines. Sometimes the price of the home is driven down to salvage, which is ordinarily only a few thousand dollars. 6. As rents are unreasonably raised, the ability for the tenant to sell his mobilehome diminishes, since a prospective buyer's ability to receive financing is also dependent upon his or her ability to pay the rent for the space where the mobilehome is located. 7.. Mobilehome owners have the right to protection of their investments from abuses in the form of unreasonable rent increases. 8. Rent control .is necessary to retain both mobilehome park housing and affordable housing within the local jurisdiction. 9. Rent control is a local program tailored by the City Council to meet the specific needs of its residents which can be met in no other way. 10. Rent control offers long-term stability for residents. As stated above, many of the residents are on fixed income and they need stabilization in view of the monopoly market in which they are trapped. It establishes a system to enforce controls that can be used for other disputes such as service reduction claims by residents. 11. Rent control effectually discourages speculation by park owners and prevents economic syndicates from being formed for the - principal purpose of buying the mobilehome park and then drastically raising rents and selling quickly for windfall profits. -2- 12. Rent control is necessary for vacancy control to be in place; i.e., rent regulations that apply when a mobilehome is sold. When vacancy decontrol exists, rents skyrocket at the time of sale. Consequently, the price of mobilehomes plummet. For many fixed income individuals, such as seniors, the mobilehome is their only asset. Consequently, a drastic increase in rents diminishes their investment and they are forced to move out or forfeit their investments. 13. A properly drafted rent control ordinance restricts park owners to limited annual increases; however, it also should allow for a procedure for the park owners to make a plea to an appropriate hearing body of the local agency for higher increases than what the ordinance requires in order to ensure a fair and reasonable return on the property. This provision ensures that excessive rents will. not be imposed on the tenants, yet guarantees a reasonable rate of return on the park owners investment and keeps the mobilehome park operating for the benefit of both residents and owners. Despite the ever-present allegations that mobilehome rent control ordinances are unconstitutional or invite litigation, case law has expressly held that rent control legislation is constitutionally valid as a proper exercise of the local police power. The primary challenge to rent control ordinances has historically been that they are an unconstitutional taking of property without just compensation as guaranteed by the Fifth Amendment of the United States Constitution. Decisions of the Unites States and California Supreme Courts have established that local governments may, consistent with the police power, . adopt rent control ordinances where imperfections in the unregulated market for rental housing allow landlords to charge excessive rents. The United States Supreme Court has repeatedly reaffirmed. that rent control ordinances are not per se takings for the purposes. of the Fifth Amendment as a requirement for due compensation. Fisher v. City of Berkeley, 475 U.S. 260 (1986); Pennell v. City of San Jose, 485 U.S. 1 (1988). The California Supreme Court has explained that rent control ordinances "are within -the police power ,if they are reasonably calculated to eliminate excessive rents and at- the same time provide landlords with a just and reasonable return on the property. However, if it is apparent from the face of the provisions that their effect will necessarily be to lower rents more than could be reasonably considered to be required for the measure's stated purpose, they are unconstitutionally confiscatory." (Birkenfeld vs. City of Berkeley (1976) 17 Cal.3rd 129.) Thus, in the absence of some sort of facial invalidity with respect to the ordinance formula, the mere fact of enactment is well protected by existing caselaw. Of course,, a proper set of "constitutional facts" upon which the ordinance is premised must also be shown. In recent years, the issue of "vacancy control", which may or may not be a part of an ordinance, has been the specific focal point of litigation, rather than the basic issue of whether rent control is constitutional (which has already been decided as mentioned). At the risk of becoming somewhat technical about this limited rent control issue, it is important to understand just where it fits into the overall rent control scheme, so as not to completely reject the concept of rent control simply because of it. -3- Many local jurisdictions have as a part of their ordinance a . provision known as "vacancy control", which prevents a park owner. from raising rents when a rental space_ is vacated and a new tenant comes in. In other words, the new tenant/buyer steps into the shoes of the previous tenant/seller and receives the benefit of rental restrictions. Park owners have argued that this gives the tenants the ability to "monetize" this right by selling their on-site mobilehomes for a premium. Consequently, they allege a transfer of the, value of the underlying land from the landlord to the tenant constituting an unconstitutional taking. The initial case dealing with this issue was the Federal District Court case of Hall vs. Citv of Santa Barbara (1986) 833 F.2nd 1270. In Hall, the mobilehome park owners challenged' the. City of Santa Barbara's mobilehome rent control ordinance, which contained a provision for vacancy control. The park owners argued that the ' ordinance' transferred to each tenant a possessory interest in the land in which his mobilehome. was. located. The park owners further contended that the substantial premium paid for mobilehomes in parks subject to the ordinance constituted the transfer of a valuable property right to occupied spaces in mobilehome parks at below market rates in an unconstitutional taking of the property. The Court in Hall agreed, and in effect held that vacancy decontrol of rents was required to.allow rent increases upon resale. Two very. recent California Appellate court cases have declined to follow the court's decision in Hall vs. Santa Barbara and have concluded that vacancy control provisions in rent control ordinances do not constitute an unconstitutional taking of property without just compensation. (Yee vs. City of Escondido (1990) 224 Cal.App.3d 1349; Peovard vs. City of Carpenteria (1991) 91 Daily Journal D.A.R. 245.) Those cases rejected the holding in Hall and upheld local ordinances in both Escondido and Carpenteria with vacancy control provisions. On January 24, 1991, the California Supreme Court denied a request by the park owner to have Yee reheard. It thus has become the "law of the land" in California. There is a clear trend towards upholding vacancy. control. On April 1, 1992, the United States Supreme Court upheld the appellate decision in Yee. For all purposes, Hall and its progeny are now dead. The point to be made about all of the front-page news being created by "vacancy control" litigation are these: (1) It involves. only one aspect of a mobilehome ordinance, and should not discourage the enactment of rent control in general. (2) It is highly unlikely that any future challenges to vacancy control will succeed, since the Supreme Court has decided the issue. GSMOL is always available to answer any specific questions or assist cities or counties who wish to understand, consider or implement rent stabilization. We have access to many existing ordinances, and can, through our regional representatives, work with you to develop an ordinance which is both efficient and cost effective. GSMOL sincerely hopes that this publication is helpful, and that you will see fit to do all in your power to protect the mobilehome residents who form a valuable part of your community. BRUCE E. STANTON Corporate Counsel BES:sIc RCIPACIF.205 -4- I . TITLE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - - - - - . . . . . . . 1 II . DEFINITIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 III . FINDINGS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i IV. EXEMPTIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 V. BASE REND.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 VI . RENT INCREASES.* . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 VII . ACROSS-THE-HOARD RENT INCREASE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 VIII . NO VACANCY DECONTROL. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 IX. FAIR RETURN AND CAPITAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 X. PASS THROUGH OF GOVERNMENT . . . . . . . . . . . . . .7 XI . INDIVIDUAL ADJUSTMENT APPLICATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 XII . REDUCTION OF SERVICES OR MAINTENAIBICE. . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 XIII . PETITIONS FOR RENT DECREASE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 XIV. (Alt 1 ) ADMINISTRATIVE HEARING OFFICER. . . . . . . . . . . . . . . . . . . . . . . . . . .9 XV. (Alt 2) MOBILEHOME FAIR . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 XVI . REGISTRATION. . . . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . - - - - - - - - . . . . . . 12 XVII . NOTICE OF RENT ORDINANCE TO . . . . . . . . . . . . . . . .'. . . . . . . . . . . . . . . . . . 13 XVIII . RIGHTS OF PURCHASER. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 XIX. RETALIATION AND DISCRIMINA. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Y4 XX. RESTRAINING OR ENJOINING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 XXI . REFUSAL OF TENANT TO PAY . . . . . . . . . . . . . . . 14 XXII REMEDIES- - - - - - - - - - - - - - - - - - - - - - - - - - - - . - - - - - - - - - - - - - - - - - - . . . . . 14 XXIII . NON WAIVERABLITY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 XXIV. SEVERABILITY- - - . . . . . . . . . . 14 XXV. ENFORCEMENT. . . .. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 XXVI . URGENCY- - - - - - - - - - - - - - - - - - - - -.. . . . . . . . - - - - - - . . . - - - - . . . . . . . . . . . . 15 ^ CONTRA COSTA COUNTY l . TITLE. Section 798.6. ( j ) Rental Aqrpement . A, defined in CCC Section 798. 8., MOBILEHOME SPACE RENT STABILIZATION ORDINANCE ( k ) Rent Increase. Any addition- al space rent fee demanded of or paid by a mmbilehole owner for a mobile- JI . DEFINITIONS. home space, including any reduction in housing services without a corre- (a) Base Rent . The money spondinq decrease in the amount de-- charged for any mobilehome dwelling manded or paid for space rent . unit space which corresponds to the time the last space rent increases ( l ) Resident . As defined in CCC were put into effect prior to March Section 798. 11 . 1 , 1993. (m) Space Rent . The consider- . <b ) Consumer Price Index . The ation, including any bonus, benefits, Consumer Price Index published by the or gratuities, demanded or received United States Department of Labor , for and in connection with the use or Bureau of Labor Statistics for all occupancy of a mobilehoW within a items for all urban consumers for the Park or the transfer of a rental West . ' aqreement of such manufactured home. Space rent shallnot include any (c > Hearing Officer . The person utility charges forutility services, . to designated by the County Board of including gas, electricity, water , Supervisors. trash and/or sewer service, provided to an individual mobilehome bilehome ( as op- (d ) Housing Service. A service posed to the Park in general ) where provided by a mobilehome park manage- such charges are billed to such a ment related to the use or occupancy residence separately from the space of a mobilehome space, which is not a rent and such charges are limited to capital improvement , including but actual value of the utility services not limited to , insurance, repairs, provided to the individual residence. replacement, maintenance, painting , lightinq , heat , water , laundry facili- (n) Tenant . Any person entitled ties, refuse removal , recreational to occupancy of a mobilehome space ' facilities, parkinq , security ser- pursuant to an oral or written agree- vice, and employee services. ment with the management . (e) Homeowner . As defined in (o ) Tenancy. As defined in CCC CCC Section 798.9' Section 798. 12 (f ) Manaqement . As defined in (p ) Recreational Vehicle Park . California Civil Code (CCC) Section As defined in CCC Section 799.25' 798.2. Any owner , lessor , operator or manaqer of mobilehome park spaces / which are rented . III . FINDINGS. _ (q ) Mobilehome. As defined in , ( a ) The State of California has r CCC Section 798.3. ecognized , by the adoption of spe- cial legislation regulating tenancies (h ) Mobilehome park . As defined -in parks (Civil Code Section 7985 in CCC Section 798.4. that there is a significant distinc- tion between the tenancies of a resi- ( i ) Park . As defined in CCC dent in a mobilehome park and other 1 ` types of residential tenancies. three-forth in these housing complex- (b ) There is presently, within es is the collective ownership of the Contra Costa county and surrounding homes and the landscapinq paid for by communities , a shortage of rental home owners but the property of the spaces for the location of mobile- land owner . homes, proportionate with the de- mand , This inequitable market situa- (q ) The cost of moving a mobile- tion has resulted in an absence of home is substantial . The majority of vacancies which has inspired rapidly mobilehomes consist of multiple sec- escalatinq rents. tions which must be separated to be moved . Park restrictions on aqe, (c ) Mobilehome park residents size, and/or style of mobilehomes have personal , social and civic ties , typically prevent relocation of mo- to this community. A significant bilehomes to other Parks. Further- portion of these residents are senior more, vacant spaces are virtually citizens, many of whom live on limit- nonexistent in Contra Costa County. ed or fixed incomes. Regular , contin- Less than 2% of mobilehomes in the uous increases in space rents have county are relocated . placed severe hardships upon many of these Contra Costa County homeowners. (h) Limited available land and land use restrictions in Contra Costa (d ) Compared to conventional County preclude the creation of new home ownership ' mobilehome ownershi`p mobilehome Parks. is a lower, cost form of hbme owner- ship which offers substantial bene- ( i ) Unpredictable space rents fits t& mobilehome owners and to the have radically reduced the values of community in the form of moderate many mobilehomes. cost housing . ( j ) As a practical matter , ten- (e> Mobilehome tenants, unlike ants must sell their mobilehomes in apartment tenants or tenants of other place and persons who desire to move rental units, have made a substantial into parks must purchase existing investment in a dwelling which is mobilehomes. ' ' located on a rented parcel of land . Their investments commonly include ( j ) The attraction of purchasing the purchase of the mobilehome, the a dwelling on a rental space is the cost of installing the mobilehome on implied benefit of acquirinq home- its omeits space and installing related equity. In Parks that equity is improvements such as a foundation, . counterpoised on , a balance with skirting , carports, awnings, patios, rental fees. Space rents in the porches, landscapinq , fences, out- county have risen more than any other buildings, etc . Typically, the per rental housing costs causing devalua- space investments of a Resident in tion of mobilehomes and indicatinq a their " immobile" homes and associated usurpation of mobilehome equities. improvements are substantially great- Inability to develop or retain home ' or than the per space investment of equity results in poor home mainte- manaqement in the underlying land and nance and a general disinterest in the improvements associated with the making home improvements which , in construction of the Park . turn is detrimental to the community t ' a large. (f)- There exits now an irrecon- cilable contest between the landowner ( k > Due to a combination of a investors and the home owner inves- lack� of vacant spaces and the absence a tors. In the average rental mobile- of ny likelihood that new Parks will home park one-forth the investment is be created , managements have a virtu- the land and amenities and al monopoly on the supply of mobile 2 ` home park i spaces with no possibility (m) The Board of Supervisors of increased competition . finds that the adoption of this ordi- (1 ) The Board is advised and dance will not have a siqnificant , finds that mobilehome manaqements who substantial or exact adverse effect operate sub metered qas and electric on the physical environment of the and water systems for the internal community because enactment of this distribution of energy and water to ordinance involves no deviation from their residents receive a substantial the general plan and AD change in the amount of Woney under rates and tar- present use of any property within iff schedules set by the California the county. Public Utilities Commission (PUC) and local water districts which presump- (n) After reviewing the evidence tively enable the management to in- presented to the Board , the Board stall , operate, maintain, repair and finds and declares it necessary and replace all components of their sub in the public interest to protect metered utility facilities. This tenants from unreasonable rent in- system of rates and tariffs, which creases and other unreasonable prac- favnr the management with rate differ- tices by managements. In fact , man- entials or 'discounts' , and which has aqements have a "captive" market �of been established for severaldecades, tenants who cannot move their dwell- yields a net utility income which is inqs. Presumed to meet all costs of provid- ing the sub-metered utility service. (o > At the same time, the County However , the Board is advised and Board of Supervisors finds it neces- finds that this presumption is rebut- sary to permit rents which will en- table and, if the manaqement believes able managements to obtain a fai� that the aggregate amount of money return. received by that owner or his prede- cessors over the total years or de- cades of operation of the sub-metered IV; EXEMPTIONS. utility system are not sufficient to ' Provide utility service, then the All mobilehome spaces within the management must first bring the mat- county shall be subject to the requla- ter before the PUC and local -water tions contained in this law, except district and obtain permission from those exempted by the provisions of that agency to increase its net utili- this section. ty income. Accordingly, the Board ` finds that the county, any of its The following mobilehome spaces agencies or officials, including any shall be exempt from the provisions proceedinqs under this ordinance, are of this ordinance. wholly without jurisdiction and incom- petent to rule on whether the manage- (a) Mobilehome spaces that are ment can increase his net utility not in mobilehome parks. income which is received under any tariff or rate approved by the PUC (b ) Mobilehome spaces which are and local water districts. Any such constructed on or after March 1 , increase must be pre-approved through 1994. application to the appropriate rate settinq agency, with notice to all (c ) Spaces in recreational vehi- affected residents. Any direct or cle parks. indirect increase' in the net utility income, through the increase or manip- (d ) Spaces whose rent is subsi- ulation of rents or other charges dized by �ny governmental aqency , if under this ordinance is deemed to be federal or ' state law or requlation against public policy. specifically exempts such units from rent regulation. 3 ` ^ . ` creases is is subject to compliance with (e) Spaces owned , manaqed , or the noticeprovisions of the Califor- operated by any povernment aqenEy , if hia Civil Code. federal or ' state law or regulation specifically exempts such units from No rent increases shall be insti- rent repulation. tuted in a Park at any time where a ( f> Spaces whose rents are exempt- Park is delinquent in registration ed by Section 798. 17 of the Califor- payments required , pursuant to this nia Civil Code or are otherwise ex- ordinance and is not in substantial empted from rent requlatibn by either compliance with the other regjstra- state or federal) law. However , all tion requirements. of the provisions of this ordinance, other than the rent regulation, shall be applicable to such, including but VII . ACROSS-THE-BOARD RENT IN- not limited to the registration re- CREASES. i t l specifically exempt- A qu remen , unless spec ca y exemp - ed by a provision of this ordinance (a) Each year , the management OK state law. shall be permitted to increase the rent to an amount equal to the great- er of the rent which is legally V. BASE RENT. charged or the rent ceiling in effect 365 days earlier adjusted by 40% of Except , as hereinafter provided , a ' the percentage increase in the Consum- management shall not demand , , accept , er Price Index . Any increase within or retain rent for a mobilehome space this period which does not exceed exceedinq the rent in effect for said afore said amounts shall not be sub- space on January 14 1984. If a previ- ject to arbitfation. ously rented mobilehome space was not rented on January 1 , 19929 the manage- (b ) The percentage increase in ment shall not demand, accept , or the Consumer Pr|ce Index , shall be retain rent for said space exceeding computed by calculating the percent- the rent in effect during the last age by which the index has increased month the space was rented prior to from the month of January in the March 19 1994 adjusted by the percent-` prior year to January in the current age increase in the Cbnsumer Price year. Index between the date the space was last rented and March 1 , 1994. (c ) The percentage increase shall be computed by the countyclerk For units that were exempted from and posted in county building and a regulation pursuant to CCC Section prominent location in each Park and 798. 17, the management may charge the shall be mailed to the owner of each . rent in Affect as of the termination Park . ,date of the exempted lease plus any subsequent increase authorized by (d ) In the event that a manage- this ordinance. ment elects not to take the increase allowed under this section for any � o r all spaces within a Parkp said in_ VI . RENT INCREASES,, creases may be instituted in the future month or year . Increases in Pontmust be autho- rized by this Ordinance. No rent increases shall be permitted after VIIY. , NO VACANCY DECONTROL. the adoption of this ordinance, ex- cept as authorized by this ordinance. No increase in rent shall be ' authorized by virtue of a change in The right to institute rent in- occupancy of a mobilehome. 4 ` Expensed were . unusually high or low, relative to IX . FAIR RETURN AND CAPITAL other years. IMPROVEMENT INCREASES . Management may obtain rent adjust (2) The rent was dispropor- ments for individual Parks pursuant tionate due to one of the factors to the standards established in this enumerated below: section in order for rents to be set ( i ), The Park was not at a level which will avoid a confis- fully rented during the base period catory taking of, the managements because its construction had been property and satisfy federal and completed shortly before the base state constitutional requirements. period . ' ( ii ) ' The rent in the (a) Presumption of Fair Base base period was unusually high or Year Net Operating Income (NOI ) . low, relative to other years, due to exceptional circumstances. Except as provided in subsec- tion (b ) of this section of the ordi- (3) The net operating in- nance, it shall be presumed that the come in the base year was less than net operatinp income produced by the fifty percent of gross income, after property in the base year provided a making the adjustments authorized in fair return on the property. Manage- subsections ( 1 ) and (2) . In such an ment shall be entitled to maintain instance, for the purposes of and increase their net operating determining base period net operating income in accordance with Section VII income, gross income qhall be of this Ordinance., adjusted upward to twice the amount of the period net operating expenses. (b ) Adjustments of Jair Base Year Net Operating Income. (c ) ' Calculation of Net Operating If the hearing officer deter- Income. mines that the base year NOI yielded other than a fair return, it shall For the purposes of an indi- adjust the base year NOI in accor- vidual rent adjustment proceeding dance with this section. The hearing pursuant to this ordinance, the fol- officer shall not make such a determi- lowing definitions shall apply: nation unless it has made at least ` one of the following findings: ( 1 ) Net `Operating Income equals Gross Income minus operating ( 1 ) The managements operat- expenses. ino expenses 'in the base period were (2) Gross Income equals the unusually hiph or low. In such in- sum of: stances, the operating expenses shall ( i ) Gross rents, be adjusted t0reflect normal operat- computed as gross rental income at ing expenses for the Park for the one hundred percent occupancy. period in question, assuming f,/ll ( ii ) Interest from occupancy levels in the Park . rental deposits, which is retained by . management . In determining whether the ( iii ) All other income . managements operating expenses were or consideration received or rpceiv- unusually high or low, thecommission able in connection with the use and shall consider whether : occupancy of the Park spaces, as allowed by this Ordinance. ( i ) Management made . substantial capital improvements (3) Operating expenses during the base period which were not reflected in the rent levels on the base date. 5 ' ` shall include the following : legal cssts --directly related to the ( i ) Real property operation, maintenance, and improve- taxes, ment of the Park and legal costs ( ii ) Utility costs, related thereto . Fees which are not paid by the tenants, clearly excessive in relation to the ( iii ) Management fee customary and reasonable rates shall for operating the Park , not to exceed be disallowed . six percent of gross income, unless (4) Operating expenses it is demonstrated by clear and con- shall not include the following : vincing evidence ' that fees in excess ( i > Unnecessary and of this amount are reasonable. unreasonable expenses, ( iv) Reasonable ac- ( ii ) Mortgage princi- counting fees. ple and interest payments, (v) Insurance. ( iii ) Ground lease (vi ) Owners performed payments, ' labor , at reasonable rates for the ( iv) Any penalties, trade or profession, but not to ex- fees or interest assessed or awarded ceed two hundred (200%) minimum wage. for violations of this or any other (vii ) License and regis- law. tration fees. (v) Legal costs and (viii )Maintenance ex- fees except as provided in subdivi- pens�s. sion (5) herein. ' ( ix ) Maintenance ex- (vi ) Depreciation of penses and capital improvehents costs real and personal property, in excess of. $100 per mobilehome (vii ) Any expense for space' which do not recur on an annu- which the management has been reim- al basis shall be capitalized over bursed from a source other than rent- their useful - life, with an allowance al income (such as insurance) , for interest expenses. The interest (viii ) Expenses for rate shall be one which is reasonable utilities when the income for the for the period in which the expense utilities is not calculated as part was incurred . Expenses for of rental income in determining in- upgrading , as opposed to come under the proceedings in this replacements, shall only ' e allowed section. as expenses if the upgrading is fix ) The costs of required by law. In the event the capital improvements Issociated with upgrading costs are more that $100.00 the creation of separate meters, per mobi lehome space thbse costs must unless the management can dem6nstrate be approved by at least two-thirds of that such improvements benefit the the residents of mobilehomes in the tenants. Park . A5) Legal, Fees. Attorney` s ( x ) An adjustment fees, accountant 's fees and costs for fbr proposed capital improvements may proceedings under this chapter are be granted , subject to the condition not allowable as operating expenses . that it will not be instituted until Noother attorney 's fees and costs the capital improvement is completed . are allowable operating expenses' ( xii ) Attorney's fees (6) New Ordinances. The and costs incurred in connection with fiscal year customarily used by the good faith attempts to recover rents management in reporting income and owinq , good faith unlawful detainer expenses, which ended in the twelve actions (not in derogation of applica- month period prior to the adoption of ble law to extent that such expenses this ordinance. are not recovered from the resi- dents) , compliance with the Mobile- (7) Current Year . The home Residency Law, and all other 6 ' ' ` petitioner ' s normal fiscal year imme- diately preceding the commencement (a) Application Period . Individ- nf the individual adjustment applica- ual adjustment by manaqements may be tion, unless another period is found filed only in the first 90 days of by the hearing officer to be more the 12 month period following the appropriate., announcement of an annual across-the-board increase pursuant to (d ) Calculation of Fair Return Section VII of this ordinance, unless management can demonstrate exception- ( 1 ) It shall be presumed al circumstances which justify waiver that the base period net operating of this subsection. income adjusted by 40% of the in--- crease n-crease or decrease in the Consumer (b ) Number of applications. Pricy Index since' the base year Oniv one application per Park may be yields a fair return. The Mobilehome filedwithin a 12 month period , un- Pair Practices Commission shall make less management demonstrates excep- a determination of whether the peti- tional circumstances which justify tioner `s net operating income yields waiver of this rule. A principal a fair return under this standard . purpose of this subsection is to prevent the division of Park spaces (2) Base period Consumer into separate applications, necessi- Price Index shall be the Consumer tating multiple hearings for the Price Index level in the s/ixth month setting of rents within one Park . of the base period . Current period consumer price index shall be the (c ) Application Form. The appli- Consumer Price Index as of the date cation shall be filed on a a form of the petition. supplied by the county. It shall include: (3> The management may ' establish by clear and convincing 1 . The address of the mobilhome evidence that this formula will not Park , provide a fair and reasonable return and that in alternate formula should 2. The current and Xroposed be used by the Hearing Officer in rent for each space, evaluating the petition. 3. The facts supportipq the (4 ) Notwithstanding any requested rent increase, other provision of this ordinance, the hearing officer may consider any 4. The actual income and expens- factors required by law in order to es by category for the mobilehome ensure that the rent permitted yields Park for the base year and the cur- a fair return. rent year , . 5. A schedule of other fees and X . PASS THROUGH OF GOVERNMENT income from the Park , ASSESSMENTS. 6. The vacancy rate for the Separate charges authorized by Park in the base year and the current CCC Section 798.49 shall not be con- year , `sidered part of the rent and shall be governed by the provisions of that 7. A list of any current leases code section for mobilehome spaces unaffected by the proposed rent increase extending beyond the effective date of the XI . INDIVIDUAL ADJUSTMENT APPLI- rent , and the amount and date of CATION PROCEDURE. change in the space rent for each 7 , �� lease. ing satisfa�rry evidence as required 8. Any other information re- by the hearing officer , that all quired by the hearinobodv or deemed unsatisfactory conditions in the Park relevant by the hearing body. have been remedied . (d ) The management shall serve ( j ) A hearino on the application each affected tenant with a copy of shall be held within 45 days after it the application and notice prepared is filed . If more than one slssion by the county staff summarizing the is required to complete the hearinq , application and the relevant proce the hearing shall. be completed in as dures. . prompt a period as reasonably feasi- ble. In the event that the applica- (e) All applicStions shall be tion is incomplete or for other good made under penalty of perjury. cause, the scheduling of the hearing may be delayed . ( f) Notice of Completion of Appli- cation. Within 21 days after an ( k ) A notice of the date of the application is filed the county shall first hearing shall be mailed to each notify the applicant if the applica- affected mobi1ehome owner at least tion is incomplete and specify what twenty one days prior to its sched- additional information is required. uled date. (g ) Requests for additional ( l ) Papers, records, and other documentation. At any time before or docu entation submitted by either the during a hearing , the county and/or management or the tenants which was the hearing officer may make addition- not submitted prior to the hearing al requests for documentation, sub- shall not be offered unless good jeqt to the condition that the manage- cause is shown why such documentation ment is given a reasonable period of was not submitted prior to the hear- time to comply with such requests. ing . (h ) Upon receipt of an applica- (m) A decision on the applica- tion for a rent increase pursuant to tion shall be made within 21 days Section VI of this ordinance, staff after the 'completion of the hearing . shall order an inspection of the Park The decision shall include a state- by the county building department to ment of the factual findings and the determine the managements compliance rationale for the decision. with relevant health and safety stan- In the event that a decision dards as required under California is not made within the time frame law. established in the foregoing subsec- tions, an interim increase may be ( i > If after the inqoection, it granted when clearly warranted by the is determined that the management is standards set forth in Section XI of not in compliance with the health and this ordinance. An interim increase safety requirements of California shall expire on the last day of the law, the building department shall month within which the Board makes notify the Management of any And all its final determination. conditions found at the Park that are not in compliance With such require- (n) All hearings shall be open ments. If the hearing officer deter- to the public . mines that the management is other- wise entitled to an individual adjust- (o ) .All parties to a hearing may ment as provided in Section XI of have the assistance of an attorney or this ordinance, the hearing officer any other person designated by the shall grant the adjustment to be party in presentinq evidence and effective only upon the Park ` s provid- setting forth arguments. 8 ' , ` . '. . (p ) All hear s�� l be tape tionate t~� �eduction in value of recorded ., rental spaces resulting from reduc- tions in maintenance and/or services. (q ) Formal rules of evidence (b ) Petitions shall be filed on shall not , apply. However , all oral a form supplied by the county. testimony shall be submitted under oath . (c ) Any petition pursuant to this section shall include a designa- (r ) The findinqs and decision of tion of a "tenant representative" ' for the (Hearing Officer ) or (Mobilehome the purposes of receipt of all notic- Fair Practices Rent Commission) shall es, correspondence, decisions , and be final . There shall be no right to findings of facts. Service upon the appeal to the County Board of Supervi- designated tenant representative will sors. ' constitute adequate and sufficient (s) Ihe (hearing officer or notice to the tenants who signed the (rent commission) shall have the petition. authority to place reasonable time limits on the length of the oral (d) In the event that more than presentations. If a time limit is one petition is filed , the hearing imposed on the length of presenta- officer shall consolidate said peti- tions, the residents of the Park tions, to the extent reasonable. shall select a representative who shall have the authority to apportion allotted time among Park residents. ALTERNATES (Rent Commission or Hear- ing Officer ) XII . REDUCTION OF SERVICES OR MAINTENANCE. XIV. ` (Alt 1 ) ADMINISTRATIVE HEAR- ( a) In the event that management INS APPOINTMENT AND RETENTION OF reduces licensed, bonded and certi- HEARING OFFICER. fied services or maintenance, the rent shall be reduced by an amount A. Within fifteen ( 15) working proportionate to the loss in value of days of receipt of a* petition for the premises due to the reduction in rent increase, the administrative services or maintenance. hearing officer shall be appointed to conduct the hearing . Final retention (b ) Creation of Separate Meters of the administrative hearing officer for Master Metered Utilities. If a shall be subject to the payment ' of mobilehome management who provides costs under paragraph C. utility services, reduces or elimi- nates such service by metering or B. The administrative hearing other lawful means of transferring to officer shall be appointed in the the resident the obligation for pay- following manner : ment of such services, the cost sav- ing shall be deemed the costs of such 1 . Any interested person utility service which was -not former- maysubmit to the county manager a ly paid 'by the tenant . Said cost list of nominees. The nominee shall savings shall be passed through to be an experienced hearing officer the tenant . with particular expertise in rental disputes or with experience or train- ing showing the capabilities to deal XlII . PElITIONS FOR RENT DECREASE. with the issues found in a rental dispute. The lists of nominees shall (a) The tenants in a Park / ay include the resumes of each , detail- petition for a rent decrease propor- ing their qualifications. 9 21, ToW eligible for �~ ' nomination, the hearing officer shall E. Upon receipt of payment not own a real estate interest in a under paragraph C abo�e, , the hearing mobilehome Park , shall not be aten- officer shall be deemed retained . � ant of a mobilehome Park , and shall not be an employee, officer , member or otherwise affiliated with any XV . (Alt 2) MOBILEHOME FAIR group or organization which has or is PRACTICES COMMISSION. viewed by a significant number of . owners or tenants as having taken (A ) A mobilehome fair practices advocacy positions in rent control commission shall be established . . matters ' � (b ) Membership . 3. The county clerk -shall V review the lists' conduct such inves- ( 1) The commission shall tigations and/or interviews as ( s}he consist of a total of seven (7) regu- deems necessary, and refer the lists lar members and two (2) alternate to the commission. members. All regular and alternate members shall be residents of the 4. The commission shall county. review the lists, shall conduct such Five of the members shall neither investigations and/or interviews as be mobilhome owners nor residents, it deems necessary, and shall select nor be an owner , operator , or manager . a hearing officer . The hearing offic- of a mobilehome Park , nor an owner or er selected by the commission may, mana `er of any other type of rental but need not , appear on either lists property with a total of four or more submitted , but shall meet the crite- units. ria set forth in subdivision 2 of this subsection. The decision of the (2} All members of the commission under this section shall commispion, regulars and alternates, be final ., shall be required to attend all com- mission meetings and hearings unless C. Upon appointment of the such member has been disqualified administrative hearing officer , the from participation. County Clerk shall notify the peti- tioner by mail of the estimated cost (3) When a regular member- of emberof the hearing officer and request is absent from a meeting , an alter- payment . If payment is not received nate member shall participate in from the petitioner within 10 days of commission proceedings in place of We notice, the petition shall be the absent regular member . An after- deemed withdrawn. nate member shall have voting privi- ` leges only when acting in the stead 01 / lf the payment made �under of an absent regular member . parapraph C is insufficient to pay the full cost of theadministrative (c ) Nomination and appbintment . hearing officer , the petitioner shall Each member of the County Board of pay the difference to the county Superyisor - shall nominate one regular administrator within ten working day member and the Chair shall nominate of receivingnotice of the amount one regular member and two (2) alter- due. If the payment made exceeds the nate members for appointment to the full cost of the administrative hear- commission. Each such member shall i. g officer , the excess shall be be subject to actual appointment by refunded by the county administrator the Chair with approval of the County to the petitioner after the adminis- Board of Supervisors. trative hearing officer is paid in full . (d ) Term 10 ` ` , ( 1 ) Each regular member of as it deems �� necessary to assist and the Board shall serve for a term of direct the commission in the accom- three (3) years except as otherwise plishment of its duties. provided herein. For the initial commission, the Chair shall appoint (2) The commission mav four (4) members for three terms and make and adopt its own rules and two (2) regular members for two year regulations for conductinq its busi- terms. Thereafter , the successors of ness consistent with the laws of the these members shall be appointed for state, this chapter , and any quide- terms of three ( 3) years. Each regu- lines adopted by the County Board of lar member shall hold office until a Supervisors. Any such rules and new member has been duly appointed . regulations shall be reduced to writ- ing and be on file with the secretary (2) Each alternate member of the Commission at all times. of the Board shall serve for a term of two (2) years except as otherwise (g ) Officers. The commis- privileged herein. Each alternate sion may appoint such officers as it member shall hold office until a new may deem necessary to carry out its alternate member has been duly ap- duties hereunder . pointed . (h ) Records. The commis- (3) If a vacancy shall occur sion shall keep a record of its pro- otherwise than by expiration of the zeedings, which shall be open for term, it shall be filled by appoint- inspection by any member of the pub- ment for the unexpired portion of lic . such mexob6r `s term. ( i ) Appointment of commit - (4) (4) The provisions herein- tees and hearing officers. The com- above notwithstanding, a member may mission may appoint committees or be removed , at any time, with or hearing officers to hear matters on without cause, by a majority vote of which testimohy must be taken; which the Board. committees and officers shall report to the commission the finding and (5) Any member who is ab- results of any such hearing on a sent , without sufficient cause, from matter referred to such committee or three (3) successive meetings of the person. ' commission which such member was required to attend , shall be deemed ( j ) Compensation. ' Each to have vacated his office. member of the commission shall be entitled to such compensation as may (e) Meetings. Except as be sent by the dounty Council . Such expressly provided herein, the commis- members shall be entitled to reim- sion shall establish the time and bursement for expenses incurred in place of its meetings. All meetings the performance of their official of the Commission shall be conducted duties. The commission shall not in accordance with the provisions of have any authority to expend or autho- the "Brown Act" (Government Code rize the expenditure of any public Section 54950 et seq . ) funds, except with the express prior approval of the County Board of Super- (f) County Board of Superyi- visors. sors guid4lines; commission rules and regulations. ( k > Staff. The County Administrator shall provide all admin- ( 1 ) The County Board istrative staff necessary to serve of Supervisors may from time to time the commission. The County Clerk adopt by resolution such guidelines shall serve as the secretary of the 11 . . commission and shall be responsible sors concznq the commission's for the maintenance of all records of activities, holdings, actions, re- the commission. The County Covncil sults of hearings, and all other or his/her designer shall act as matters pertinent to this chapter . legal counsel for the commission. ( l ) Quorum. Three (3) XVI . . REGISTRATION. commissioners shall constitute a _ quorum. A majority vote of all com- (a) Each year , managements shall missioners, i .e. three (3) votes, is be required to register all mobile- required for the application filed home spaces which are rented or are hereunder and for the adoption, amend- available for rent , with the county. Mont , or repeal of any rules or regu- lations of the commission. A majori- ty vote of the quorum is required for (b ) Initial registration shall the commission to take action on any be Yequired within sixty calendar other matter . days after the date any mobilehome Park or mobilehome space initially (m) Duties. The commission becomes subject to the provisions of shall undertake and have the follow— this chapter . ing duties' responsibilities, and functions, together with all powers (c ) Registration shall be made reasonably incidental thereto � on a form provided by the county. ( 1 ) To meet from time to '(d > The form shall include, but ` time as may be specified by the rules shall not be limited to , the follow- and regulations of the commission in ing information: (1 ) the rhnt for order to carry out its duties. each space in the Park ; ' (2) the � name(s) , business address(es) , busi- (21 To require such ness telephone number (s) of each registration of manufactured home person or legal entity possessinq any Parks as the commission mav/ deem ownership interest in the Park and necessary to enable it to carry out the nature of such interest ; ( 3) the its duties. number of mobile home spaces within the Park ; (4) a listing for each (3) To make adjust- space of all other charges, including ` ments in space rent ceilings as pro- utilities not included in space rent vided for in this chapter . and the approximate amount of each charge; (5) the name and address to (4) To make such stud- which all required notices will be ies, surveys and investigations, sent ; (6) a map of the Park . conduct such hearinqs, and to obtain such information as is necessary to (e) A copy of the completed carry out its powers and duties. registration form shall be posted in a prominent location in the Park and (5) To adopt , promul- each tenant shall be notified annual- qate, amend and rescind such adminis- ly in writing of the locatioh of the trative rules as may be necessary to posting . effectuate the, purposes and policies ( f) A registration fee shall be of this chapter and to enable the paid by the management to the county commission to carry out its powers for each space in the Park . The and duties thereunder . amount of said fee shall be deter- mined by the County Board of Supervi- (6) To render at least sors. semiannually a comprehensive written report to the County Board of Supervi- (q ) The management May pass 12 . ' through 10% of said fee to the ten mobilehome Park , shall have the same ants on a prorata monthLy basis. ' rights as the seller of the mobile- home pursuant to a rental agreement . (h ) Manaqement may not increase the management may not require directly rents if not in substantial compli- or indirectly, that any resident or ance with this bection. prospective resident sign a lease or rental agreement that provides that ( i ) The registration require- it shall be exempt from local rent ments provided for in this section control or provides for space rent in shall apply to All mobilehome Parks excess of that permitted by local and Park spaces within the county, rent control as a condition of tenan- including those exempt from space cy in the Park . No owner may deny a rent ceilings based on CCC section tenancy to a prospective purchaser of 798. 17 or any other law. a mobilehome in the Park on the d the ti h grounds that a e prospec ve purc as- er will not sign such a lease 01- XVII . rXVII . NOTICE OF. RENT ORDINANCE TO rental agreement . NEW AND PROSPECTIVE TENANTS. PAGE 12 (b ) A notice which conforms to / At least three working the following language and is printed days prior to entering into an agree- in bold letters of the same type size ment to rent to a new tenant , the as the largest type size used in the management shall supply the new or rental agreement shall be presented prospective tenant with a copy of to any resident or prospective resi- this ordinance. dent at the time of presentation of a rental agreement creating a tenancy with a term greater than twelve XVIII . RIGHTS OF PURCHASER months. (a) The purchaser of an existing mobilehome, located in an existing IMPORTANT NOTICE TO HOMEOWNER REGARDING YOUR PROPOSED RENTAL AGREEMENT FOR MO8ILEHOME PARK SPACE PLEASE TAKE NOTICE THAT THIS RENTAL AGREEMENT CREATES A TENANCY WITH A TERM IN EXCESS OF TWELVE ( 12) MONTHS. BY SIGNING THIS RENTAL AGREEMENT, YOU ARE EXEMPTING THIS MO- BILEHOME SPACE FROM THE PROVISIONS OF THE COUNTY OF CONTRA COSTA MOBILEHOME R FAINESS AW. THE COUNTY UF CONTRA COSTA AND THE STATE 1108ILEHOME RESIDENCY LAW (CALIFORNIA CIVIL CODE SECTIONS 798 ET SEQ. ) GIVE YOU CERTAIN RIGHTS. BEFORE SIGNING THIS RENTAL AGREEMENT YOU MAY CHOOSE TO SEE A LAW-— YER. UNDER THE PROVISIONS OF THE STATE LAW, YOU HAVE A RIGHT TO BE OFFERED A RENTAL AGREEMENT FOR ONE ( 1 ) TERM OF TWELVE MONTHS, OR (2) A LESSER PERIOD AS YOU MAY RE&UEST, OR (3) A LONGER PERIOD AS YOU AND THE MOBILEHOME PARK MAN- AGEMENT AGREE. YOU HAVE THE RIGHT TO REVIEW THIS AGREEMENT FOR [HIRTY (30) DAYS BEFORE ACCEPTING IT OR REJECTING IT. IF YOU SIGN THE AGREEMENT YOU MAY CANCEL THE AGREEMENT BY NOTIFYING THE PARK MANAGEMENT IN WRITING OF THE CANCELLA- TION WITHIN SEVENTY-TWO (72) HOURS OF YOUR EXECUTION OF THE AGREEMENT. I . IS UNLAWFUL FOR MOBILE HOME MANAGEMENT OR ANY AGENT OR REPRESENTATIVE OF THE OWNER TO DISCRIMINATE AGAINST YOU BECAUSE OF THE EXERCISE OF ANY RIGHTS YOU MAY HAVE UNDER THE COUNTY OF CONTRA COSTA RENT STABILIZATION LAW, OR BECAUSE OF YOUR CHOICE TO ENTER INTO A RENTAL AGREE ` , MENT WHICH IS SUBJECT TO THE PROVISIONS OF THAT LAW. / Fhe notice shall contain a XXI . REFUSAL OF TENANT TO PAY place forthe tenant to acknowledge ILLEGAL RENT receipt of the notice and shall also Contain an acknowledgment signed by A tenant may refuse to pay the management that the notice has rent in excess of the maximum rent been given to the tenant according to permitted by this Ordinance. The this section. A copy of this notice fact that such unpaid rent is in executed by the management shall be excess of the maximum rent shall be a provided to the tenant . defense in any action brought to recover possession of a mobilehome (c ) Absent an agreement to the space for nonpayment of rent or to contrary, the maximum rental fee that collect the illegal rent . may initially be charged to the our- chaser of an exisVing mobile home, in An existing mobilehome Park , is a XXII . REMEDIES. rental fee that does not exceed the rental fee in force and effect on the (a) Any person who demands, date that title of the mobile home ~ accepts or retains any payment of transfers from the seller to the rent in violation of the provisions purchaser , of this Ordinance shall be liable in a civil action to the person from whom such payment is demanded, accept- XIX . RETALIATION AND DISCRIMINA— ed or retained for damages in the sum TION of three (3) times the amount by (a ) Management shall not in any which the payment or payments demand- way retaliate against any tenant for ed , accepted, or retained exceed the the tenants assertion of or exercise maximum rent which could be lawfully of any right under this chapter . demanded , accepted, or retained to- (b ) Management shall not discrimi- gether with reasonable attorney`s nate against any tenant or prospec- fees and costs as determined by the tive tenant of a mobilehome because Court . of their choice to enter into a rent- al agreement subject to the provi- (b ) Any person violating any of sions of this ordinance. Such retali- the provisions of this Ordinance ation shall be subject to a suit for shall ; be guilty of a misdemeanor and actual and punitive damages, injunc- shall be punishable in the manner tive relief, and attorneys' fees. provided by Section XXXXX of the Such retaliation shall also bez an Contra Costa County Code. available defense in an unlawful detainer action. XXIII . NON WAIVERABLITY. XX . RESTRAINING OR ENJOINING Any provisions, whether oral VIOLATIONS or written, in a rental agreement whereby any resident waives the bene- The County of Contra Costa , fits of this chapter shall be deemed . mobilehome residents thereof or man- void as contrary to public policy. agement thereof may seek relief from thei t t t restrain appropr a e court o res ra n or enjoin any violation of this ordi- XXIV. SEVERABILITY. nance or decision made by the county pursuant to the ordinance. If any provision of this chapter or application thereof is invalid , such invalidity shall not � 14 , ^ � ~ ~ � � ^ ffect any other provision -or- appl ica- party from mmencinq an action to tion, and to this end the provisions enforce the orders of the Board , ut this chapter are severable. ` XXVI . URGENCY ' XXV. ENFORCEMENT . The County Board of Supervi If it becomes necessary for sors hereby finds and declares that the County Council to seek judicial the public health , safety and welfare enforcement of the orders of the require the adoption of this ordi- Hoard or county council , the county nonce as an urqency measure in order shall be entitled to receive reason- to avoid confusion or uncertainty able attorney's fees from the defen7 with respect to the riohts and ob1zqa- dant ( s) in such action as set by the tions of mobilhome park manaqers and court if such judicial enforcement mobilehome residents and the board action is successful . Nothing in incorporates by reference the recit- this section shall prevent a private als of this ordinance. ' ' / ' ' ' ` ' _ 15 . .