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HomeMy WebLinkAbout20 - Ebb Tide Project Relocation Impact Report for Property Located at 1560 Placentia Avenue (PA2014-151) - CorrespondenceReceived After Agenda Printed January 27, 2015 Item No. 20 Mulvey, Jennifer To: Brown, Leilani Subject: RE: Ebbtide Correspondence From: Brown, Leilani Sent: Monday, January 26, 2015 4:04 PM To: Mulvey, Jennifer Subject: FW: Ebbtide Correspondence Please print out attachments. Thanks. Leilani I. Brown, MIMIC City Clerk City of Newport Beach 100 Civic Center Drive I Newport Beach I CA 1 92660 T (949) 644 -30051 F (949) 644 -3039 1 (brown @newportbeachca.gov Regular Business Hours, Excluding Holidays: Monday to Thursday: 7:30 a.m. to 5:30 p.m. Friday: 7:30 a.m. to 4:30 p.m. From: Nueno, Fern Sent: Monday, January 26, 2015 4:01:09 PM (UTC- 08:00) Pacific Time (US & Canada) To: City Clerk's Office Subject: Ebbtide Correspondence Item 20. Fern Nueno, AICP, LEED AP BD +C Associate Planner fnueno ()newoortbeachca.aov (949) 644 -3227 City of Newport Beach I Planning Division 1 100 Civic Center Drive I Newport Beach, CA 92660 A responsive, knowledgeable team of professionals guiding community development in the public interest. Erin S. Guzman, Esq. erin @guzmanfirm.com GUZMAN LAW FIRM A PROFESSIONAL CORPORATION Telephone (760) 650 -1077 Facsimile (760) 477 -6044 P.O. Box 1407 www.guzmanfirm.com San Marcos, California 92079 January 26, 2015 City of Newport Beach Attn: City Council & City Planning Staff 333 W. Ocean Blvd Long Beach, CA 90802 Re: PA- 2014 - 151 1Comment letter re: RIR for Ebb Tide To City Council and City Planning Staff, Of Counsel: Mark D. Alpert, Esq. molpert@guzmonfirm.com Daniel T. Rudderow, Esq. drudderow@guzmanfirm.com As you know, I represent Ebb Tide LLC in conjunction with the closure of Ebb Tide Mobile Home Park ( "Ebb Tide "). I am writing a third time regarding a comment letter addressing Relocation Impact Report ( "RIR ") This letter addresses the email comments of attorney Saul Wolf dated, January 21, 2015. Mr. Wolfs letter again raises a concern regarding the July 2015 estimated closing date in the RIR, complaining it is inadequate notice of the closure. As previously indicated, the RIR is not notice of the closure and all of the tenants will receive at least the mandated minimum six months' notice of closure. Wolf also repeats the complaint regarding the RIR being prepared in Spanish, but fails to offer any legal justification for imposing such a requirement. Thus, for the reasons already explained in prior correspondence, there is no requirement that the RIR be in Spanish. Finally, Wolf argues that the RIR should require that the residents be provided an option of forcing the park owner to buy their home at "fair market value." Imposing such a requirement would be inconsistent with Government Code § 65863.7. which specifies " The steps required to be taken to mitigate shall not exceed the reasonable costs of relocation." The purchase of a home is not a cost of relocation. No reasonable reading of the language supports such an interpretation. Mr. Wolf apparently concedes that the formula in the RIR for providing relocation benefits adequately compensates the residents for the cost of moving. As a result, any requirement involving the purchase of resident homes which exceeded this cost of relocation would be inconsistent with § 65863.7. While no appellate decisions have reached the question of whether reasonable costs of relocation include forcing the park owner to buy existing homes, several superior courts have directly rejected assertions that the reasonable cost of relocation would include the cost of buying a home. For example, in 2010, a Ventura Superior Court reversed an effort by the City of Thousand Oaks to impose a requirement that the park owner pay the in place value of homes as a condition of closing the park where such payments were required under the City's Municipal Code in a decision which closely considered the statutory language and statutory history. (See Enclosed Statement of Decision, pp. 11 -14) In summary, the City of Thousand Friday, January 26, 2014 Pd- 2014 - 151 /Comment letter re: R[Rfor Ebb Tide Oak's attempt to force the park owner to pay residents the in place market value of homes was reversed because it would impose a cost on the park owner that exceeded the reasonable cost of relocation. The City of Thousand Oak's subsequent professional staff report relating to development of the park property subsequently confirmed the Ventura Superior Court had determined that payment of in -place market value' exceeded the "reasonable cost of relocation" (See enclosed staff report, page 5) It is important to understand that even if the park owner were to offer the option of purchasing the homes for its appraised value for those homes which could not be relocated, the residents would likely not receive materially higher compensation and, in many cases, the payment would be lower. The homes which cannot be relocated typically are older homes with little or no value. If the homes do have significant value over and above the relocation costs, presumably these residents would take advantage of the opportunity to move the homes to another location. Mr. Wolf submits the Anchor Steam RIR with his letter, an RIR which was approved by the City of Costa Mesa. However, the RIR makes clear that the park owner has elected to provide relocation benefits that exceed the reasonable costs of relocation. (See Anchor Steam RIR, page 12, Section 8.0) Ebb Tide does not dispute that a park owner may voluntarily provide benefits that exceed the reasonable cost of relocation, and the park owner has done so in this case, but the City may not mandate such benefits. Mr. Wolf also cites closure reports for a San Juan Capistrano ( "SJC") mobile home park in support of his position. However, as Wolf concedes, SJC has a park closure ordinance that mandates such relocation benefits and the RIR merely complied with that Ordinance. Newport Beach has no such ordinance. In any event, Wolf does not provide any evidence of relocation benefits actually approved by SJC. The RIR submitted by Ebb Tide meets the requirements of California law as the City's own independently commissioned firm has concluded. Thus, the City should approve the RIR. I will be available for any further questions at the public hearing. On Behalf of Ebb Tide, LLC MDA /kl cc: Sunti Ktmijim Page 12 ousancl 10aLs TO: FROM: SUBJECT: APPLICANT: PROJECT PLANNER: REQUEST: ATTACHMENT ##6 Planning Commission Report September 24, 2012 Community Development Department STAFF REPORT 2100 Thousand Oaks &,il,.rd' Thnusend 0ah, CA 91362 Planning Division • Phone 805/449.2323 • Fax 805/449.2350 • www.toaks.oxg Building Division • Pimne 805/4491500 Fax 805/449.2575' ,,vw.toaks.mg Meeting of September 24, 2012 Planning Commission Community Development Department DAGR 2012 -70287 City of Thousand Oaks Jeffrey Specter A development agreement between the City of Thousand Oaks and 1200 Newbury, LLC relative to the development of property located at 1200 Newbury Road, RECOMMENDATION: That Planning Commission recommend that City Council approve the proposed Development Agreement DAGR 2012- 70287, based on the following findings: FINDINGS FOR RECOMMENDING APPROVAL OF DAGR 201270287: The agreement is consistent with the objectives, policies, land uses and programs specified in the General Plan because the agreement, including the housing project contemplated by the agreement, is consistent with the existing General Plan Land Use Element designation ( "Medium Density Residential- 4.6 to 15 dwelling units per net acre'); The agreement is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is located because the project contemplated by the agreement is consistent with the existing zoning (Residential Planned Development - Up to 15 Dwelling Units Per Net Acre). 3. The agreement is in conformity with public convenience, general welfare and good land use practice. Development of housing on the property will provide housing conveniently close to shopping and places of employment. It will promote the general welfare by creating jobs during Development Agreement DAGR 2012 -70287 —1200 Newbury LLC September 24, 2012 Page 2 construction and new housing. The housing type is consistent with the General Plan and zoning designations for the site. 4. The agreement will not be detrimental to public health, safety and general welfare because the project contemplated by the agreement will comply with all building and safety codes and substantially comply with all zoning requirements. The agreement contemplates minor waivers of certain zoning requirements that will not be detrimental to the general welfare. 5. The agreement will not adversely affect the orderly development of property or the preservation of property values. The housing project contemplated by the agreement is consistent with the General Plan Land Use Element designation and zoning for the site. New housing will not substantially affect the value of surrounding properties, which include a mobile home park, detached residences, condominiums and commercial businesses. ENVIRONMENTAL REVIEW: The agreement qualifies as a Class 32 categorical exemption per Section 15332 of the California Environmental Quality Act (CEQA) Guidelines because it meets the following CEQA requirements for an infill project. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. Specifically, the project is consistent with the applicable "Medium Density Residential' General Plan Land Use Element designation and "RPD -15U" zoning. 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project is within the city limits and is approximately 4.28 acres in area. 3. The project site has no value as habitat for endangered, rare or threatened species. The property was previously developed as a mobile home park that recently closed and has no value as habitat for any protected species. 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. Addendum to Mitigated Negative Development Agreement DAGR 2012 -70287 — 1200 Newbury LLC September 24, 2012 Page 3 Declaration No. 257 analyzed the environmental effects of development at the maximum allowed density, 64 homes, and concluded that the project will not result in any unmitigated significant effects. The current project proposes 55 homes. 5. The site can be adequately served by all required utilities and public services. BACKGROUND: The proposed agreement involves approximately 4.28 acres of land located on the south side of Newbury Road, approximately'/ mile east of Ventu Park Road. The location is the former site of the Conejo Mobile Home Park (the Park). In late 2005, the owner of Conejo Mobile Home Park announced his intention to close the park to the park residents. Park residents noted that the City's regulations at that time limited the relocation assistance payments to residents displaced by a park closure to only $1,500 plus utility connection fees of up to $100. Moratorium and Municipal Code Amendment As permitted by State law, the City established a temporary moratorium that maintained the status quo while changes to the Municipal Code, General Plan designations and zoning concerning all mobile home parks were being considered. Changes to the Municipal Code were approved by City Council on March 7, 2006. Application to Close the Park On December 19, 2006, the park owner filed an application for approval of a Closure Impact Report as required by State law to close the Park. Staff worked with the applicant to prepare a Closure Impact Report that complied with the provisions of the Municipal Code. Change to "High Density Residential" Designation On January 22, 2008, the City changed the General Plan Land Use Element designation for the site from "Commercial" to "High Density Residential - 15 -30 dwellings per net acre" (LU 2007- 70013). City Council took no action to change Development Agreement DAGR 2012 -70287 —1200 Newbury LLC September 24, 2012 Page 4 the zoning for the property, which was Trailer Park Development (T -P -D). City Council deferred action on the zone change to allow time to mediate a potential agreement between park tenants and the park owner. The parties were not able to reach an agreement. Mobile Home Park Initiative In the spring of 2008, proponents of a citywide "Mobile Home Park" Initiative ( "Initiative ") obtained enough signatures to qualify for the November 2008 ballot. City Council had the option under State law of adopting the Initiative or placing it on the ballot and elected to adopt the Initiative on July 8, 2008. The Initiative changed the Land Use Element designation of the General Plan for all nine mobile home parks in the City. The Land Use Element designation for the part of the subject property encompassing the mobile home park was changed to "Mobile Horne Exclusive" and the frontage was changed to "Commercial." The zoning for the mobile home park was changed to T -P -D (Trailer Park Development) and the frontage of the property, was changed to Highway and Arterial Commercial (C -2). The Initiative also changed the parameters that determine the reasonable costs of relocation that must be paid to mobile home tenants displaced by a park closure. It also required voter approval before the City could change the "Mobile Home Exclusive" Land Use Element designation or T -P -D zoning of a mobile home park, unless the affected tenants are paid the reasonable costs of relocation as defined in the Initiative. Lawsuit Filed by Park Owner On February 17, 2009, the Park owner filed a lawsuit against the City for damages and equitable relief in Ventura County Superior Court. The lawsuit centered on the relocation assistance required to be paid upon park closure as specified in the Mobile Home Park Initiative that was incorporated into the Thousand Oaks Municipal Code. Planning Commission Review of Closure Impact Report On June 22, 2009, the Planning Commission cond Icted a public hearing on the Closure Impact Report for Conejo Mobile Home Park, Final Negative Declaration No. 274 and request for relocation assistance adjustment. The Planning Development Agreement DAGR 2012 -70287 •- 1200 Newbury LLC September 24, 2012 Page 5 Commission denied or rejected all three of the items. The Commission found that the impact Report did not mitigate the impact of the closure because the proposed payments to displaced tenants were inadequate. On July 2, 2009, the Park owner filed an appeal of the Planning Commission's decisions to City Council. The appeal was initially set for City Council hearing on September 8, 2009, but was continued, pending resolution of a suit that the City brought against Park owner on August 4, 2009. Lawsuit Filed by City The City sued the applicant seeking declaratory relief as to whether the payment of "in -place market value" to residents (per the Mobile Home Park Initiative incorporated into the Municipal Code) constitutes a "reasonable cost of relocation" under Government Code §65863.7. The City also sought declaratory relief as to the legality of its requirement that the "reasonable cost of relocation" must be greater than or equal to the relocation assistance payable for displacement under California Relocation Assistance Law. The City's request was heard on December 18, 2009 and the Court issued a Statement of Decision on January 8, 2010. The Court determined that payment of "in -place market value ", in additional to other costs, exceeds the "reasonable cost of relocation" within the meaning of Government Code §65863.7. The Court also determined that the City exceeded its authority by mandating a minimum payment of "reasonable costs of relocation" equal to the payments required for government action under California Relocation Assistance Law. Appeal Hearing on Closure Impact Report On January 19, 2010, the park owner requested Council take action based on the Court's decision regarding his appeal of the Planning Commission decision on the Closure Impact Report. City Council heard the appeal on February 10, 2010. City Council granted the appeal, except for the request for relocation assistance adjustment, and approved the Closure Impact Report subject to conditions. Change to "Medium Density Residential" Designation The property owner then requested a change to the General Plan Land Use Element designation from "Mobile Home Exclusive" and "Commercial" to Development Agreement DAGR 2012 -70287 —1200 Newbury LLC September 24, 2012 Page 6 "Medium Density Residential (4.6 -15 dwellings per not acre) ". The owner also requested a change in zoning classification from Trailer Park Development and C -2 (Highway and Arterial Commercial) to Residential Planned Development - Up to 15 dwellings per net acre. During this time, Park owner's lawsuit for monetary damages was stayed. The Planning Commission recommended approval of this request on February 7, 2011. City Council approved the changes on June 14, 2011, subject to the condition that all of the required payments are made to the displaced tenants as required by City ordinance (Ordinance 1503 -NS) and the park closure resolution (Resolution No. 2010 -10). On December 16, 2011, Staff confirmed that all of the required payments had been made to the displaced tenants. All of the former tenants have now moved out. Proposed 55 -unit Housing Project On March 20, 2012, the property owner submitted plans for pre - application review (PAR 2012 - 70116) for a 55--unit townhouse development. A pre - application meeting was held on April 2, 2012. Settlement of Park Owner Lawsuit Park owner sought to settle the remaining portion of his lawsuit with the City. On June 28, 2012, the Park owner and City, represented by Councilmember Fox, mediated a tentative settlement of the lawsuit. The key component of that settlement requires the City Council to approve a development agreement with the Park owner for a 55 -unit development by no later than November 1, 2012. Other settlement provisions require City to give Park owner a $100,000 credit towards development fees. In consideration, Park owner agreed to dismiss the lawsuit with prejudice after the development agreement becomes effective. Should the development agreement not be approved, then Park owner could continue to prosecute the lawsuit against City. Development Agreement DAGR 2012 -70287 — 1200 Newbury LLC September 24, 2012 Page 7 Development Agreement On July 27, 2012, pursuant to the mediation, Park owner submitted a request to enter into a development agreement with the City regarding the above - referenced 55 -unit housing project. EVALUATION: Development Agreements in General A development agreement is a contract between a City and a developer that provides certain benefits to both the developer and the City in relation to a proposed project. Development agreements are allowed pursuant to California Government Code Section 65864 et seq, and Municipal Code Section 9 -11.01 et seq. The development agreement provides a developer with vested rights to develop under City's existing zoning and development standards that apply to the property or that are negotiated in the agreement. It provides the developer a level of certainty because it contractually binds the actions of future City Councils. The City has entered into development agreements for other development projects, including the Shapell Specific Plan (1989), Dos Vientos Ranch Specific Plan (1990), and Rancho Conejo Specific Plan (1991). Public hearings on development agreements are required by both the Planning Commission and City Council. Under Municipal, Code Section 9 -11.09 the recommendation by the Planning Commission to City Council must evaluate whether the findings for approval, described in the beginning of this report, can be answered in the affirmative. Proposed Development Agreement The proposed development agreement is included in Attachment #1. Key elements of the agreement are as follows: 1. The property owner agrees to dismiss with prejudice the pending lawsuit against the City for damages. 2. The City agrees to provide the property owner up to $100,000 in credits as follows toward development fees applicable to the project: Development Agreement DAGR 2012 -70287 -- 1200 Newbury LLC September 24, 2012 Page 8 a. Wastewater Connection Charge - $20,500 credit b. Water Plant Investment Fee - $59,000 credit c. Newbury Park Road Improvement Fee - $20,500 credit The City agrees to provide certainty that the proposed 55 -unit housing project will be processed and developed according to the City's rules and regulations, and policies in force on the date of the Agreement. The term of the Agreement is 10 years. The legal description of the property, project development standards and conceptual plan are attached to the agreement as Exhibits A, B and C. 4. Exhibit B provides certain development standards for the project that were negotiated between Park owner and City staff. To complete the development, Park owner would be required to seek a Residential Planned Development (RPD) permit, Oak Tree Permit, and Tentative Tract Map from the Planning Commission at a future date. These future entitlements would be subject to the development standards listed in Exhibit B. CONCLUSION: The proposed development agreement provides certain benefits to both the City and property owner. Staff recommends that the Commission recommend approval of the development agreement to City Council. Submitted by: Prepared by_ Mark A. Towne, AICP Jeffrey Specter Deputy Director /City Planner Senior Planner Attachments: (without Attachments) #1 Proposed Development Agreement A. Legal Description B. Project Development Standards C. Conceptual Site Plan Received After Agenda Printed January 26, 2015 Item No. 20 January 26, 2015 Newport City Council 100 Civic Center Drive Newport Beach, CA 92660 RE: EBB Tide Mobile Home Park Resident Impact Report, Agenda Item 20 Honorable Mayor and City Council Members, My name is Mary Jo Baretich. I am the past President and a current Regional Manager for the Golden State Manufactured -home Owners League, Inc., ( GSMOL). Our attorneys wrote the original Mobilehome Residency Law, Civil Code 798 in the early 1970's, and we have been supporting positive changes to this and other laws ever since. Since 1962, GSMOL has been an advocate for the mobile /manufactured -home owners, helping to pass laws to protect their quality of life, and providing leadership and legal assistance in furthering these protections via the Mobilehome Residency Law, other State Statutes, HCD Title 25, and Government Codes. There are 4800 mobile home parks in California with approximately 500,000 mobilehomes GSMOL is the pDly state -wide advocacy organization dedicated to the preservation of a quality of life for homeowners living in mobile home park in California. The residents of the EBB Tide Mobile Home Park have formed their Home Owners Association to act as a united voice in negotiations with the City of Newport Beach. We have had a series of meeting with the homeowners, and have advised them of their rights per Civil Code 798 and several pertinent Government Codes. GSMOL is available to assist in helping to make the EBB Tide Mobile Home Park RIR free of any adverse impacts, and fair to the residents who are being displaced. These citizens of Newport Beach will most likely move to other locations in the city, and the city does need to protect their rights. For many years the EBB Tide Mobile Home Park has been poorly maintained, with originally 80 spaces, and now only 63 homes left on the lots. There are 10 mobile homes that are occupied by renters and 53 mobile homes that are occupied by owners of the mobile home. The vacant lots have not been maintained and are rampant with weeds. The park infrastructure has not been kept up (sewer and electricity especially), and the roads have been left to erode into cracks, weeds, and some potholes. The drainage has been questionable for some time. This has been a Failure to Maintain, possibly on purpose, with the anticipation by the owner of converting the park, but meanwhile the quality of life for the residents has gone down each year and the rents have gone up. Contamination of the soil is still a problem, and further Environmental studies should be made. Possible, this will be done with the Environmental Impact Report. The homeowners have kept their individual homes in good repair, and these homes are equivalent to those in Newport Terrace Mobile Home Park, and several nearby Costa Mesa mobile home parks. After careful study and analysis of the EBB Tide Relocation Impact Report, we have come to the conclusion that this is an exceedingly poorly written document. There are many sections that need revision. The purpose of the RIR is to explain the protections afforded those owners of mobile homes within the park. Among the mandates of Code Section 65863.7 are the requirements to "... report on the impact of the conversion, closure or cessation of use upon the displaced residents of the mobile home park to be converted or closed" and ... "address the availability of adequate replacement housing in mobile home parks and relocation costs. " The measures required to be taken to mitigate, "shall not exceed the reasonable costs of relocation ". Besides the requirement to move the mobilehomes to other locations, "Relocation" also means moving the homeowners into a mobilehome of equal value. In other words, the mitigation requested by the EBB Tide homeowners is the "In- Place" value of their homes equivalent to homes in the immediate area that are for sale. On Page 6, in the paragraph "Replacement Housing Resouces ", it states, "One of the impacts of the proposed closure will be the availability of replacement sites to which a mobile home could be moved, as well as other replacement housing resources." Only one home is ten years or newer and would be accepted into another park. All the others are older than that, and in those cases, relocation would mean payment by the park owner of an amount to relocate the homeowner to an equivalent home of an equal value. The relevant statutory law for the closure of a mobile home park and specific requirements for mitigation are California Government Code Section 65863.7 and Civil Code Section 798.56(g), which indicate the City prior to closure will review the steps taken by the Park Owner to mitigate any adverse impact of the closure on the ability of the displaced mobile home owners to find adequate housing. RIR CHANGES REQUESTED Page 8, Moving Costs to reflect actual costs. This RIR is showing low estimates for moving mobilehomes. Based on actual moving estimates in past Impact Reports, the cost to disassemble, move a mobilehome to another park, and reassemble the mobilehome should be $14,000 for a single wide and $18.000 for a double wide. Reference the 2013 Closure Impact Report for the Anchor Trailer Port Park in Costa Mesa, dated January 30, 2013 and prepared by The Loftin Firm LLP. The current wording on Page 8 provides for a range of only between $9000 to $15,700. Also, wording should be added similar to the following: "In the event an Eligible Resident is interested in relocating his /her /their existing mobilehome to another park, bids shall be obtained from licensed and insured mobilehome moving companies to determine the actual costs to relocate the Residential Structure and the actual costs to relocate the specific Residential Structure will be paid by the Proposed Owner directly to the company moving the Residential Structure. Only licensed, bonded and insured reputable companies with experience in relocating mobile /manufactured homes will be used and Eligible Residents may provide recommendations of such companies to the Proposed Owner. The scope of work by the moving company shall include the disassembly of the mobilehome, moving the mobilehome to a new location, preparation of the new site on which the mobilehome shall be located, assembly of the mobilehome on the new site, and obtainment of all necessary permits for such work." We do not agree with the reimbursement if the mobile home could not be moved, and an offer is made to pay only "salvage" value. All the homes must be appraised for In -Place value. We do agree with the costs stated to relocate personal property within the mobile home based on the federal fixed move schedule for the state of California and include utility transfer fees. Payment amounts include $1,100 for a one - bedroom unit, $1,295 for a two - bedroom unit, and $1,570 for a three - bedroom unit. Regarding Page 10, Relocation Assistance for Resident Owners of Mobile Homes: We request changes to Page 10, Subsection (b) 1. to read as follows: (b) 1. The Proposed Owner will agree to purchase the Residential Structure from the Eligible Resident at an "in- place" appraised value as deternlined by a licensed appraiser plus pay the personal property moving allowance as defined on Page 8, Moving Costs. "In- place" value means that the appraiser will be instructed to appraise the Residential Structure as if the home were being sold to a bona fide third party purchaser who will keep the home in the Park and without regard to either the pending Park closure or any other potential entitlements being sought by the Proposed Owner for the site. Essentially, as if the home were being sold to another interested buyer who would occupy the home. The Park Owner will provide a list of three approved appraisers from which the Eligible Resident may select one to perform the appraisal of the Residential Structure: however, the Eligible Resident may recommend an appraiser, provided such appraiser is Licensed and has experience in appraising mobile /manufactured homes. The appraiser will be given the instruction to appraise the Residential Structure at its "in- place" value without regards to the Park Closure. Only permitted accessory Structures or other lawful improvements to the Residential Structure that were added in compliance with applicable state and local laws and regulations, such as the Uniform Codes will be included in the valuation of the Residential Structure. The Park Owner will purchase the Residential Structure outright from the Eligible Resident, at which time the Eligible Resident will be required to surrender possession of the Residential Structure and move from the Park. Any Eligible Resident interested in purchasing an alternative housing option, whether it be a traditional home or condominium, a mobilehome in a resident -owned park or a mobilehome in another mobilehome park, the Proposed Owner will work with the Eligible Resident and the applicable escrow company to deposit funds the Eligible Resident is entitled to receive under this Report into an escrow account as a deposit on the purchase of a the home. For your information, current Page 10, Subsection (b) 1. of the RIR reads as follows: (b) 1. A fixed payment $12,500 to the mobile home owner to abandon the unit in place, or remove the mobile home at their own cost, provided the mobile home owner signs a cooperation agreement that terminates any tenancy /occupancy and permanently vacates the Park. This low figure, even with the additional incentives secretly being offered to some homeowners, is outrageous and if approved could be an embarrassment for Newport Beach's image of compassion for lower income tax - paying citizens. The residents of EBB Tide are mostly blue - collar workers, retirees, elderly, disabled (blind, deaf, down- syndrome), veterans, and 30% Hispanic. To give an example of comparison, in 1991, the City of Santa Ana had to pay 28 homeless persons a total of $400,000 because the police had confiscated their shopping carts, sleeping bags, and personal items. That equated to $14,286 per person. I do believe these mobilehomes are worth much more than "shopping carts for the homeless." Several near -by mobilehomes in Newport Terrace and Costa Mesa mobile home parks start at $65,000 and up. Other mobilehomes in Newport Beach range in their costs from $250,000 to $500, 000. Mobilehomes in Newport Beach should be worth more because of their location. On Page 12, the park closing date needs to be revised. This date will be established if, and when the City Council approves all the required documents. I sincerely hope that you will consider the requests being made on behalf of the homeowners of EBB Tide Mobile Home Park. This is an opportunity for the city to prepare a Mobile Home Park Conversion Ordinance to help pave the way for future park closure issues in the city. The Golden State Manufactured -home Owners League, Inc. has worked with numerous cities and counties in the State to formulate and adopt various Mobilehome Park Conversion Ordinances which address closure and relocation. Huntington Beach has one of the best Ordinances in the state, and is used as a model template for other cities. As previously states, this Relocation Impact Report (RIR) is an exceedingly poorly written document. It needs major revision. I would like to work with the City Planner, Overland Pacific, and Paragon Partners to make the proper revisions to this document. Thank you for taking the time to read these concerns. Respectfully, Mary Jo Baretich GSMOL Regional Manager 217523 Pacific Coast Hwy Sp 23A Huntington Beach, CA 92646 (714) 960 -9507 Received After Agenda Printed January 27, 2015 Brown, Lellani Item No. 20 From: Rieff, Kim Sent: Monday, January 26, 2015 8:35 AM To: Brown, Leilani Subject: FW: What will this Park Closure do to the Image of Newport Beach? In the City Clerk's inbox. W11 From: City Clerk's Office _ Sent: Monday, January 26, 2015 8:31 AM To: McDonald, Cristal; Mulvey, Jennifer; Rieff, Kim Subject: FW: What will this Park Closure do to the Image of Newport Beach? From: june maier Sent: Monday, January 26, 2015 8:31:26 AM (UTC- 08:00) Pacific Time (US & Canada) To: City Clerk's Office Subject: What will this Park Closure do to the Image of Newport Beach? To the NB City Council! "THE TRUE FACE OF AFFORDABLE HOUSING IN NEWPORT BEACH, CA" The 63 households living in the Ebb Tide Mobile Home Park, near Hoag Hospital, in NB's "Westside" are mostly blue - collar workers, retirees (like myself), disabled (blind, deaf, down - syndrome), veterans, and 30% Hispanic. They live here to send their children to the blue- ribbon NB schools, be near medical facilities, near jobs,near shopping, near churches, on bus lines, and most of all because it is AFFORDABLE HOUSING for low and low -low income people! A perk of living here is that we can walk or bike to the beach and need no A/C because of the ocean breezes every afternoon and evening! We realize that the park owner has a right to sell his own property. We have seen the construction going on around the Westside with "lofts" starting at $750k on Newport Blvd where a tiny mobile home park stood for decades. However, we cannot understand the reluctance of the old owner and the prospective new owner to "mitigate the impact of closing the park" by giving residents $9000- $14,500 which is salvage costs to tow the mobiles away. CA State law is vague, stating whatever is "reasonable" to the developer to offer. What we want is: • Compensation that would allow us to purchase a comparable mobile home near by or in an adjourning city = Fair Market Value starting at 60K -100K A timeline that awards 50% of compensation to be paid 30 days before move out date (not the total 30 days AFTER move out!) • All correspondence: letters from Ebb Tide LLC, Relocation Impact Reports, Voluntary Relocation Agreements" etc be delivered to the 19 households of Hispanic mobile home owners Last, but not least, because of the dwindling stock of TRUE "affordable housing" in NB, which is further reduced by our 80 homes, plus the fact that NO NEW or REPLACEMENT affordable housing is planned, is a SHAME on the image of Newport Beach. Sandy Wishes from the Beach, June z Received After Agenda Printed January 27, 2015 Item No. 20 Helllo My name is Mark Sullivan. I live Ebb Tide Mobile Home Park which is being redeveloped into new homes. I am disabled (deaf) (working) and don't have much money. I purchased my home in 1984. My rent is $800/ month from my job so you can imagine after food, gas and power, I don't have much to live on. I am going to get about $32k from developers to leave my home. I don't know anywhere I am going to be able to get what I currently have for $800 below /month. I know this can only subsidize the cost of an apartment for couple of years. After that it's going to be very difficult for me to get by. There are many other households here in the same situation. Is there anything the city can do to help? Are there funds available the city can offer to folks in this kind of situation? The $32k is the limit of what the developers are able to offer me. With more money I would have better long term options like a small condo instead of renting. When I purchased my home, 1984, mobile home was 5 yrs old, alike new, work hard to pay off mortgage. Lot good remembering my home, friends and family gather. I been here over 30 years, it my lovely home, closer to hospital /doctor /friends /active, and work. Thank you, Mark Sullivan Newport Beach City Council 100 Civic Center Dr. ( Ebb Tide Mobile Home Park) Greetings, Received After Agenda Printed January 27, 2015 Item No. 20 January 201h 2015 I am a Ebb Tide Mobile Home park Homeowner: Thank You for taking the time to look over this letter, First I am very impressed that you are willing to help us in this very trying time for my friends and Neighbors. We have enjoyed living in the park and understand that the owners has the right to sell. I must express my disapointment that I wasn't informed that the Ebb Tide Mobile Home park was for sale when I bought my home 15 months ago. I do feel deceived by the park owner. Had I known, I wouldn't have bought there. Second: I moved my Sister who is Disabled from Oklahoma so she could have a better life experience and be close to the Wonderful Medical centers available here if needed. I was insulted at the RIR offer to move us and challenge anyone to try to uproot their lives and expect this to be sufficent? I have not accepted the additional $20k offered by the Builder reps not to talk to you or go to the city council meetings and express my concerns and I am counting on the compassion of the members of the city council to make this right. Please have mercy and give the people who need to move and start over at least Fair Market value. We are not asking for the moon, but just what is fair and right. We need your help! Z W01 fe 1560 P lac entiaAv A9 Newport Beach Ca. 92663 949 -554 -8477 Received After Agenda Printed January 27, 2015 Item No. 20 Mulvey, Jennifer From: Nueno, Fern Sent: Wednesday, January 21, 2015 4:45 PM To: City Clerk's Office Subject: FW: Ebbtide Mobile Home Park - Recap Attachments: CapistranoTerrace 2008.pdf; Capistrano Impact Report 2011.pdf; anchor park closure costa mesa (2).pdf Importance: High Categories: Cristal, Leilani Correspondence regarding the Ebb Tide Mobile Home Park Relocation Impact Report (PA2014 -151) on the City Council agenda for January 27, 2015. Fern Nueno, AICP, LEED AP BD +C Associate Planner fn uenoCa)newportbeach ca.aov (949) 644 -3227 City of Newport Beach I Planning Division 1 100 Civic Center Drive I Newport Beach, CA 92660 A responsive, knowledgeable team of professionals guiding community development in the public interest. From: Saul E. Wolf [mailto:swolf @greenhall.com] Sent: Wednesday, January 21, 2015 11:35 AM To: Nueno, Fern Cc: 'David Szecsei' Subject: Ebbtide Mobile Home Park - Recap Importance: High Hi Fern: This will follow our conversation of today's date. Thanks again for taking the time to speak with me. As we discussed, the timing issue is one of the primary concerns to my clients. I understand the developer's position that the July 2015 date was merely an estimate. However, that is the only date that these residents have seen and are relying upon regarding the closure of the Park. I would reiterate the request that the date be spelled out to provide the residents some assurance and understanding. In addition to the timing issue, the lack of appraisals and /or fair market value evaluations of the mobile homes are glaring omissions from the currently proposed RIR. Appraisals need to be performed (similar to those referenced in the attached reports) and the RJR needs to revised to encompass those valuations so that the residents are adequately compensated for their "replacement housing" under the applicable MRL statutes. Note: It is interesting that both Overland Pacific, & Cutler and Paragon Partners were involved in the preparation of the attached relocation reports for the SIC parks, both of which contain appraisals; however, neither entity mention any such appraisals with regards to Ebbtide Mobile Home Park. With regards to the SJC City Ordinance as the purported "difference' between the SJC reports and the Ebbtide report, I would submit that that is a distinction without a difference. The applicable state law (Gov. Code 65863.7) provides that the RIR must address the availability of adequate replacement housing and relocation costs. The current RIR for Ebbtide merely provides for a fixed payment (based on square footage) for moving costs. That is only half of the equation. That evaluation does not consider the lack of replacement housing for the residents of Ebbtide. Despite this issue, it baffles and concerns me that the staff's advisory position may be that the RIR (in its current form) is sufficient. Additionally, the Anchor Park closure report addresses fair market value based on the state law requirements — not any City ordinance — and also provides for payment of moving personal property and per diem payments. I respectfully request that the staff reconsider its position to comport with these other municipalities' analyses and /or the City Council make the proper decision — to require a revised RIR that includes appraisals of the mobile homes to determine fair market value for adequate replacement housing. Further, as previously mentioned, the RIR does not contain any specific time frames for payments of benefits. Again, see the attached reports for examples of specific timelines. The RIR needs to be revised, as it appears that it was performed in a sloppy and incomplete manner. Finally, we spoke about the language issue presenting a problem for the Spanish- speaking residents, both with regards to the RIR and the notice (or lack thereof) to the residents regarding the upcoming City Council meeting. Below is what I am told are the 19 resident spaces (roughly 30% of the residents) at Ebbtide who were routinely provided HOA meeting notices in Spanish. The HOA Board at the Laundry room /Manager office routinely had HOA notices in both English and Spanish — i.e. common knowledge that reasonable due diligence on the Developer's part would have discovered to cause them to have all written communications provided in Spanish. 19/62 = 31% English as a second language (Spanish primary). 52 homeowner spaces; 10 renter spaces. A -5 Nunez, Esau /Cesiah+ 3 children TENANTS C -6 Pelayo, Ramon & family C -8 Orozco, Jose & family C -11 Abrego, Diana & family D -2 Rodolfo, Lerri & family D -11 Abrego, Enrique & wife E -3 Deliao, Mario, wife & 5 boys E -4 Gonzales, Lidia & family E -5 Reyes, Miriam & son E -7 Jimenez, Rigoberto / Rosa & family E -9 Tinoco,lose /Gloria E -11 Ramirez, Javier /Marina F -4 Rodriguez, Teresa & family F -11 Mezones, Mario /Maribel F -12 Macias, Bertha F -15 Rodriguez, Maria (tenant ?) G -2 Orozco, Martin & family G -4 Rosas, Raphael/ Bandilla, Maria & family G -7 Tirado, Maria & son Again, thank you for your time and consideration. Please feel free to call me with any questions. Saul E. Wolf, Esq. Green & Hall, APC 1851 E. First St., 10`h Floor Santa Ana, CA 92705 (714) 918 -7000 x 282 swolf @greenhall.com www.greenhall.com The information contained in this e-mail message is intended only for the personal and confidential use of the recipient(s) named above. This message maybe an attorney- client communication and /or work product and as such is privileged and confidential. If the reader of this message is not the intended recipient or an agent responsible for delivering it to the intended recipient, you are hereby notified that you have received this document in error and that any review, dissemination, distribution, or copying of this message is strictly prohibited. If you have received this communication in error, please notify Saul E. Wolf, Esq. immediately by e-mail, at swolf@greenhall.com and delete the original message. RELOCATION IMPACT REPORT Capistrano Terrace Mobile Home Park San Juan Capistrano, California Prepared for City of San Juan Capistrano on behalf of Capistrano Terraces, Ltd. Lo Overland, Pacific & Cutler, Inc. 10 Hughes, Suite A -207 Irvine, CA 92618 (949) 951 -5263 January 18, 2008 Table of Contents INTRODUCTION.............................................................................. ............................... 3 MOBILE HOME PARK LOCATION AND DESCRIPTION ................ ..............................3 A. The Regional Location ................................................................................................ ..............................3 B. Mobile Home Site Location ......................................................................................... ..............................4 C. Legal Description of the Park ..................................................................................... ..............................5 D. Mobile Home Park Description .................................................................................. ..............................9 E. Locational Characteristics of Project Neighborhood ................................................ .............................10 MOBILE HOME CHARACTERISTICS 11 MOBILE HOME PARK RESIDENT PROFILE ................................. .............................17 PROPOSED NEW USE DESCRIPTION .......................................... .............................23 TIMETABLE FOR CONVERSION OF THE PARK 23 REPLACEMENT HOUSING RESOURCES ..................................... .............................23 A. Mobile Home Park B. Mobile Homes For Sale .............................................................................................. .............................24 C. Rental Housing ........................................................................................................... .............................25 MOVING ESTIMATES AND MOBILE HOME VALUES .................. .............................26 ELIGIBLE MOBILE HOME UNITS TO BE RELOCATED 31 PROPOSED MITIGATION MEASURES .......................................... .............................32 RELOCATION PLAN / EXPLANATION OF SERVICES ................. .............................37 PERSONS / FIRMS / ORGANIZATIONS ......................................... .............................39 LIST OF EXHIBITS: ...................................................................................................... 40 Introduction Capistrano Terraces, Ltd. (the Owner), is the owner and operator of the Capistrano Terrace Mobile Home Park (the Park), a 152 space mobile home park, located at 32802 Valle Road, San Juan Capistrano, CA. The Owner has proposed the closure of the Park. As a result, the Owner is required to have prepared a Relocation Impact Report (the Report) in accordance with the City of San Juan Capistrano's Municipal Code, Section 9 -2.331 (the Code); the purpose of which is to report on the impact of the proposed closure and to address measures to be taken to mitigate adverse effects of the proposed closure upon the residents of the Park who would be displaced by the closure. The completed Report is to be filed concurrently with the Owner's application for closure. The Code requires the City of San Juan Capistrano, (the City) to select a consultant to prepare the Report on behalf of the Owner. The City sent out a Request For Proposal to a number of consulting firms and Overland, Pacific & Cutler, Inc. (OPC) was selected to prepare this Report. In July 2007 OPC mailed an introduction letter (see Exhibit A) to all residents informing them of the Owner's proposed closure, OPC's selection and need to have the Report completed, request for an enclosed survey questionnaire (see Exhibit A) be completed and returned and introduction of other consultants who would be involved in the Report preparation process. The Code requires specific information be gathered and reported. The information was compiled from a number of sources, including the Owner, responses from Park residents from a questionnaire that was sent to all residents, mobile home appraiser, mobile home mover and information gathered by OPC. This report addresses and contains the information required in the Code. Mobile Home Park Location and Description A. The Regional Location The Capistrano Terrace Mobile Home Park is located in the City of San Juan Capistrano, within the County of Orange, approximately 55 miles south of downtown Los Angeles and less than seven miles northwest of the San Diego County border and Camp Pendleton Marine Corps Base. The Project site is easily accessible by the San 3 Diego Freeway 1 -5 as well as the Pacific Coast Highway and the Ortega Highway. (See Figure 1: Regional Mobile Home Park Location) hoot !' , o 't 1p1 -. H G E L E S Eloome Covina ° clan mood Los Angeles - -� w IWetle l¢ 19 - st ClrA West Puente Vaney° _ Woodcr TOrranpe ILI Walnu City East Los Angeles Hacienda An ° Diamond Bar ta° Maywood° Hel9hts° ° kalas�) Whittier r�' Bell Gartlens Pica° o °Rowland Heights g gI0W00d ° °era South Los 213 Graham WhRtier Tustin hoot + ° _ La Habra _........ . ° Lynwood''DOwney ° B E R __ .. .. .................. ,a Rubitlou o -- Brea° Compt on `ia Mirada ° uo IWetle l¢ Belmwer o Paramount' ° Fullerton- aYOnW Placentia °Buena _ Woodcr TOrranpe Park °Lakewootl eraono Cypress ypress °Carson - Anaheim ta° Rasem.�l Stanton _Orange kalas�) _Long Beach: Garden Grove,__, - L� Santa Ana_ 213 ,moo e018each _ Tustin San Pedro Bay Fountain 2t' Los Angeles N +ar rn -r -.,. °Valley ., Avalon Harbor 1 Huntington Beach Hun inglon beach State Park NeWPort° Beach �Poinom Ontario noble R PI G „9Costa Mesa irk; Lake Forest Laguna Niguel. Laguna Beach° P a c i f i c O c e a n Figure 1: Regional Mobile Home Park Location B. Mobile Home Site Location Mira 00 a l °Rialto San amonga Bernal ......_... S A B E R __ .. .. .................. ,a Rubitlou o FtbersNle PaZGwciens O� _ Woodcr C A L'1 F O R i A ra QJ Slater, Peak 8 .. Rancho Santa Mission a argarle Lakeland r Yelo Village, 341 °Laguna Hills 'II Cleveland National Forest [flobile He,, Site ] _._..._.. .... ..... ... rk� San Juan Capistrano Dana Point ° San Clemente° Pendleton Marine Corps Base M BE The Park, situated on approximately 18 acres, is immediately to the east of the 1 -5 San Diego Freeway along Valle Road. The Park is generally bounded by Valle Road on the west and La Novia Avenue on the north. Foster Ranch Road lays southerly and undeveloped land to the east. (See Figure 2: Mobile Home Site Location) 4 E � P z E �aFye �L V 0 4 v 4 E r i Perdido Oe. MonserAa % � � O N p arlpos2 v > _ 0 S Avenida ABrOjrrle6: Olivo a w M7� Na2njf.� Qm C°a Q �ro Copyright@2006 Mioresofl Cor _andlor its suppliers All rights reseived Figure 2: Mobile Home Site Location C. Legal Description of the Park The following is the legal description of the property: All that certain real property situated in the County of Orange, State of California, described as follows: PARCEL 1: That portion of Section 12, Township 9 South, Range 9 West, San Bernardino Meridian, being also a portion of Lot 5, as per map recorded in Book 4, Page 15 5 of Surveys, in the Office of the County Recorder of said County, described as follows: Commencing at the Southwest corner of the property conveyed to John O. Forster by deed recorded in Book 235, Page 116 of Deeds, records of said county, said point being in the center line of the California State Highway, North 22° 11' East 689.73 feet from Engineers Station 483 +68.14 of said highway; thence South 87° 56' East 734.50 feet to the Northerly corner of the land described in the deed to Erving J. Ulrich and wife, recorded August 22, 1962 in Bok 6221, page 220, of Official Records of said county, said point being the true point of beginning of the boundary of the land herein described; thence along the boundary of said land of Ulrich the following courses and distances; South 10° 52' East 438.90 feet to Station "A: South 80° 26' 10" West 233.10 feet; South 24 °05' West 357.47 feet: South 4° 07' West 267.60 feet: South 48° 18" West 576.30 feet: to Station "B ": South 35° 02' 20" West 165.41 feet to the Easterly corner of the land described in the deed to Alton E. Farley and wife, recorded March 6, 1951 in Book 2153 Page 539 of Official Records of said county; thence along the Northeasterly line of said land of Farley North 51° 09' 20" West 268.65 feet to the Southerly corner of Parcel 3 of the land described in the deed to Competition Realty Company, recorded April 17, 1963 in Book 6511, Page 317 of Official Records of said county; thence along the Easterly and Northerly line of said Parcel 3 of the land of Competition Realty Company North 35° 43' 50: East 58.36 feet and North 54° 16' 10" West 181.15 feet to a point on the Northeasterly line of the land of Farley; thence continuing North 54° 16' West, 96.78 feet to the Southeast corner of the land described in the deed to the State of California, recorded July 11, 1957 in Book 3969, Page 161, of Official Records of said county; thence along the Easterly line of said land the following courses and distances North 41° 48' 26" East 320.67 feet; North 38° 00' 55" East 101.54 feet; North 23° 49' 34" East 177.27 feet to the Southwesterly line of the land described in parcel 1 in the director's deed to Pacific Mobile Home Parks Inc., recorded July11, 1960 in Book 5780, page 871, of official Records of said county; thence along the boundary of the land of Pacific Mobile Home Parks, Inc., South 26° 20' 28" East 70.53 feet and North 26° 34'49" East to a point in the Southeasterly line of the land described in Parcels 2A and 213 in the Final Order of Condemnation, recorded October 11, 1967 in Book 8401, Page 344 of Official Records of said county; thence along the Southeasterly and Easterly line of said parcels the following courses and distances: North 39° 17' 14" East to and angle point thereon: North 52° 37' 37" East 358.12 feet; North 62° 37' 52" East 81.89 feet to the Northwesterly line of Parcel D -1605 as described in the deed to Erving J. 6 Ulrich and wife, recorded July 11, 1972 in Book 10250, Page 570, of Official records of said Orange County, said point being in a curve concave Northwesterly having a radius of 727.00 feet; thence Northeasterly along said Northwesterly line and said curve from a tangent which bears North 39° 25' 42" East, through a central angle of 21' 59' 38" an arc distance of 279.07 feet to the Northerly line of the aforementioned Parcel 2B; thence South 87° 31' 28" East, along said Northerly line and the Easterly prolongation thereof, to the True Point of Beginning. Except that portion lying Northerly of the following described line: Beginning at a point in the Easterly boundary of the above described land, Southerly thereon 237.64 feet from the said true point of beginning; thence South 89° 55' 32" West 186.77 feet, and South 74° 06' 32" West 338.00 feet to point in the Westerly boundary of said land. PARCEL 2: That portion of Section 12, Township 8 South, Range 8 West, San Bernardino Meridian, also being a portion of Lot 5, as per map recorded in Book 4, Page 15 of Record of Surveys, in the Office of the County Recorder of said County, described as follows: Commencing at the Southwesterly corner of the property conveyed to John O. Forster by deed recorded in Book 235, page 116 of Deeds, records of said county, said point being in the center line of the California State Highway, North 22° 11' East 689.73 feet from Engineers Station 483 +68.14 of said highway; thence South 87° 56' East 734.50 feet to the Northerly corner of the land described in the deed to Erving J. Ulrich and wife, recorded August 22, 1962 in Book 6221, page 220, of Official Records of said county, said point being the true point of beginning of the boundary of the land herein described; thence along the boundary of said land of Ulrich South 10° 53' East 237.64 feet; thence leaving said boundary South 89° 55' 32" West 186.77 feet and South 74° 06' 32" West 338.00 feet to the Easterly boundary of the land described in Parcel 2A of the Final order of Condemnation no. 149307, recorded October 11, 1967 in Book 8401, Page 344 of Official Records; thence along said Easterly boundary and the Easterly boundary of Parcel 2B of said condemnation, North 52° 37" East 92.61 feet and North 62° 37' 52" East 81.89 feet to the Northwesterly line of Parcel D -41605 as described in the deed to Erving J. Ulrich and wife, recorded July 31, 1972 in Book 10250, Page 570 of Official Records of said Orange County, said pint being in a curve concave Northwesterly having a radius of 727.00 feet; thence Northeasterly along said Northwesterly line and said curve from a tangent which bears North 39° 25' 42" East, through a central angle of 21' 59' 38" an arc distance of 279,07 feet to the Northerly line of the aforementioned Parcel 213; thence North 87° 31' 28" East, along said Northerly line and the Easterly prolongation thereof, 134.27 feet, more or less, to the True Point of Beginning. Excepting therefrom that portion described in deed to the city of San Juan Capistrano, recorded January 4, 1990 as Instrument No. 90- 006632 of said Official Records. PARCEL 3: That portion of Section 12, Township 8 South, Range 8 West, San Bernardino Meridian, being also a portion of Lot 5, as per map recorded in Book 4, Page 15 of Record of Surveys, in the Office of the County Recorder of said County, described as follows: That portion of that certain parcel of land conveyed to the State of California by deed recorded July 11, 1957 in Book 3969, Page 161 of Official Records, which lies Southeasterly of the following described line: Beginning at a point in the Southwesterly line of said certain parcel of land so conveyed, distant thereon North 53° 27' 38" West 60.11 feet from the most Southerly corner of said certain Parcel; thence North 40° 22' 40" East 51.54 feet to the beginning of a tangent curve concave Southeasterly and having a radius of 980.00 feet; thence Northeasterly along said curve through an angle of 6° 11' 48" an arc distance of 105.99 feet; thence North 46 °34'28" East 125.19 feet to the beginning of tangent curve, concave Northwesterly and having a radius of 420.00 feet, thence Northeasterly along said curve, through an angle of 27° 28' 45" an arc distance of 201.43 feet; thence North 19° 05'43" East 147.37 feet to a point in the Northeasterly line of said certain parcel so conveyed, distant thereon, North 26° 20' 28" West 85.35 feet from the Northeasterly corner of said certain parcel. Except that portion included within parcel 2A of the Final Order of Condemnation No. 149307, recorded October 11, 1967 in Book 8401, Page 344 of Official Records of said Orange County. s PARCEL 4: That portion of Section 12, Township 8 South, Range 8 West, San Bernardino Meridian, being also a portion of Lot 5, as per map recorded in Book 4, page 15 of Record of Surveys, in the Office of the County Recorder of said County, described as follows: Beginning at the Southeasterly terminus of a line described as having a length of 307.43 feet in deed to the State of California, recorded in Book 3821, Page 280 of Official Records; thence North 26° 20'28" West along said line, a distance of 142.93 feet; thence North 19° 05'43" East, 55.34 feet; thence Northeasterly along a tangent curve concave Southeasterly having a radius of 480 feet, a distance of 92.80 feet; thence North 61° 31' 26" East 217.17 feet to a line described as having a length of 435.60 feet in said deed to the State of California; thence South 26° 34' 49" West, along said last mentioned line, a distance of 411.66 feet to the point of beginning. Except that portion included within Parcel 2A of the Final Order of Condemnation No. 149307, recorded October 11, 1967 in Book 8401, Page 344, of Official Records of said Orange County. Excepting therefrom, mobile homes, if any, which have been rendered immobile and affixed to the land, and which may constitute fixtures. Assessor's Parcel Number: 666- 292 -05 D. Mobile Home Park Description The Capistrano Terrace Mobile Home Park was originally constructed in the late 1950's as a travel trailer park and was zoned a Mobile Home Park upon the City's incorporation in the 1960's. The Park, constructed in four terraced areas, has 152 spaces and an office on approximately 18 acres. A map of the Park is presented in Exhibit B of this Report. The average age of the homes in the Park is 35 years old. A majority of the homes have non - permitted accessory structures and various code violations as described in property inspections reports completed through the Owner. The infrastructure is in its original IN condition and maintained regularly, however, the infrastructure is approaching the end of its useful life. The electrical infrastructure currently supplies 20amp service to each pedestal in the Park. This is considered insufficient to power modern appliances such as microwaves, computers and air conditioning. There is gas service to each space which is also old. The water system has a bladder pump system on the upper level of the Park to maintain pressure to the coaches; currently at the mandated 15psi to coach. This system has been the subject of numerous complaints. However, the water system has been tested by the City and complies with the City's Water Management Code. The sewer system is jetted and serviced on a regular basis. The Park has a recreation room and pool on the upper level. The pool has experienced some cracking and leaks water. It has been emptied and closed indefinitely at the recommendation of geotechnical experts. Numerous cracks are apparent in the clubhouse and are the result of geotechnical movement outlined in reports completed by Lawson Geotechnical Consultants. Numerous large trees and shrubs are onsite. The Park conducts annual tree trimming and regular landscape maintenance of the common areas and hillsides. Residents are responsible for the landscaping of their space. E. Locational Characteristics of Project Neighborhood The public and commercial facilities including medical, library, school, recreation /park, senior /community center, entertainment, shopping, and transportation available to the residents are identified in Table 1, following. 10 TABLE 1: Project Neighborhood Amenities Facility Miles from Project Site • San Juan Urgent Care Medical 1.0 Medical . Camino Health Center 1.2 • Saddleback Memorial Medical Center 2.0 • San Juan Hills High School 0.1 • Kinoshita Elementary School 0.6 • Del Obispo Elementary School 0.7 School 0 Marcos Foster Middle School 0.7 • Capistrano Valley Christian Schools 1.0 • Dana Hills High School 1.7 Bernice Ayer Middle School 2.7 • San Juan Capistrano Regional Library 1.6 Library . Orange County Public Library 1.6 • Dana Niguel Library 2.8 • O'Neill Museum 1.2 • Camino Real Playhouse 1.3 Entertainment • Celebrity Movie Palace 1.3 Zoomars Petting Zoo 1.3 Edwards Ocean Ranch 7 1.8 • Dana Point Historical Society 2.1 Community Center • San Juan Capistrano Community Center 0.4 Dana Point Community Center 1.4 California Highway Patrol 0.1 Police /Safety . Orange County Sheriff Department 0.6 • Dana City Police Services 1.7 • Vons 0.8 • Sycamore Plaza 0.9 Shopping . Farm to Market 0.9 Circle K 1.1 Magnolia Square 3.9 Transportation • Amtrak/Metrolink - San Juan Capistrano 1.3 • Greyhound - San Clemente 6.3 Mobile Home Characteristics Information on the characteristics of the mobile homes was compiled from the Owner and mobile home appraiser. Of the 152 spaces in the mobile home park, 148 spaces are occupied with a mobile home or a trailer, of which 7 mobile homes are vacant and 141 mobile homes are owner or renter occupied, 4 are vacant lots (per October 2007 rent reports and returned OPC surveys) and 1 serves as an office occupied by the Park Manager. Of the 141 occupied mobile homes, 132 are owner occupied and 9 are renter occupied. The mobile homes range in estimated age from 3 to 52 years with average age of 35 years and from approximately 336 square feet to 1,715 square feet in size with average size of 520 square feet. Sixty -four of the homes have additions ranging in size from approximately 56 square feet to 680 square feet with average of 229 square feet of added space. Lengths of occupancy for mobile home residents range from move -in dates of January 1979 to September 2007. The monthly rate charged for each space at the time of the report preparation ranges between $405.69 and $818.82 with average rent of $589.02. The details of these and other characteristics required to be reported by the City's Municipal code are presented, below, in Table 2. TABLE 2: Mobile Home Characteristics Space No. Age Manufactured Make Size Move -in Date Lease Rate 1 25 1982 Somerset II 20x25 VACANT 460.00 2 29 1978 unknown 20x35 12/1/1987 761.78 3 39 1968 Skyline 12x46 9/1/1994 704.66 4 37 1970 Great Lakes 20x38 3/1/2006 467.97 5 41 1966 Budger 14x40 3/9/2004 479.65 6 5 2002 Cavco 20x44 2/28/2003 749.10 7 37 1970 Newport 11x42 12/1/2003 731.96 8 41 1966 Fleetwood 12x42 5/1/2003 689.28 9 39 1968 Hillcrest 12x48 12/1/1998 630.15 10 37 1970 Guerdon 20x40 11/1/2004 715.64 11 39 1968 Kaufman/Broad 12x48 3/1/1994 669.18 12 15 1992 Goldenwest 27x52 12/1/1996 468.64 12A 44 1963 Parklane 12x52 7/1/2004 408.88 14 43 1964 Riviera 12x50 7/1/1994 450.41 15 42 1965 Vagabond 20x50 9/1/2005 710.26 16 41 1966 Royal Lancer 20x54 6/1/2005 671.06 17 41 1966 Goldenwest 12x52 8/1/1991 744.66 18 VACANTLOT 20 15 1992 Golden West 20x48 VACANT 21 28 1979 Bendix 12x40 VACANT 22 41 1966 Viking 20x54 5/1/2000 500.87 23 41 1966 Golden West 12x50 6/1/1984 522.79 24 41 1966 Golden West 20x54 11/1/2006 551.82 12 TABLE 2: Mobile Home Characteristics Space No. Age Manufactured Make Size Move -in Date Lease Rate 25 44 1963 Roadliner 10x40 8/1/2005 742.94 26 47 1960 Budger 8x44 10/31/2002 501.80 27 52 1955 Platt 8x30 3/1/2006 449.88 27B 26 1981 Paramount 24x37 10/1/1996 479.71 28 43 1964 Roadliner 20x52 3/26/2004 439.12 29 Park Owned - Renter 3/7/2006 728.48 30 40 1967 Golden West 20x55 3/1/2006 741.54 32 42 1965 Riviera 20x52 11/1/2004 722.99 33 39 1968 Lakewood 20x30 8/1/1998 692.12 34 48 1959 Paramount 10x36 5/1/2001 570.40 35 40 1967 Nashua 20x40 3/1/1996 467.98 36 39 1968 Sahara 12x57 1/1/1989 732.28 37 38 1969 Great Lakes 20x57 11/1/1992 742.94 38 44 1963 National 12x60 7/1/1995 685.15 39 45 1962 CCHMP 20x48 4/1/2006 449.88 40 40 1967 Fleetwood 12x48 5/1/2005 440.19 41 VACANT LOT 42 43 1964 National 12x52 12/1/2000 431.75 43 22 1985 Supreme 14x48 12/12/2003 444.39 44 10 1997 Delaware Western Home 21x48 2/1/1998 471.43 45 24 1983 Fleetwood 14x56 12/1/1997 482.06 46 unknown unknown Universal 10x52 7/1/1989 740.21 47 43 1964 Summit 10x48 3/1/2004 775.48 48 43 1964 Biltmore 12x48 9/1/1997 405.69 49 50 1957 Kit 10x41 8/1/1998 482.29 50 39 1968 Casa Loma 16x44 11/1/1998 413.93 51 42 1965 Fleetwood 20x54 6/1/2003 528.56 52 43 1964 Crusader 22x40 12/1/2000 704.74 53 27 1980 Kingston 20x40 3/1/1994 484.40 54 32 1975 unknown 12x48 4/1/1992 720.85 55 40 1967 New Moon 12x48 1/1/1999 742.90 56 26 1981 Goldenwest 16x54 10/1/1993 504.82 13 TABLE 2: Mobile Home Characteristics Space No. Age Manufactured Make Size MoveAn Date Lease Rate 57 45 1962 Riviera 10x54 2/1/2006 441.46 58 25 1982 Golden West 20x53 3/16/2004 704.57 59 48 1959 RDRL 10x48 1/1/1979 484.02 60 45 1962 unknown 9x48 8/1/2000 476.90 61 32 1975 Kirkwood 12x40 6/1/2002 441.10 62 45 1962 Mid American 12x56 6/1/1996 773.43 63 3 2004 Cavco 20x52 5/21/2004 489.99 64 4 2003 Cavco 16x56 7/1/2005 420.88 65 39 1968 Guerdon 20x40 8/1/1996 692.37 66 25 1982 Golden West 14x52 5/1/1989 699.86 67 43 1964 Rollaway 12x58 5/1/2004 427.65 68 47 1960 Viking 10x48 7/1/1996 658.55 69 34 1973 Villa West 20x58 4/1/1999 462.48 70 42 1965 unknown 12x48 VACANT 71 36 1971 unknown 12x57 1/1/1985 742.94 72 42 1965 Parklane 20x53 1/1/1979 467.97 73 42 1965 Lakewood 10x47 2/1/2000 498.71 74 39 1968 Lakewood 20x64 VACANT 75 41 1966 Prestige 20x52 9/1/1993 494.09 76 41 1966 Royal Lancer 20x52 9/1/2005 508.13 78 41 1966 Great Lakes 20x40 2/1/2001 742.21 79 Park Owned Office — Renter Park Manager 0.00 80 VACANT /STORAGE SPACE 81 43 1964 unknown 12x53 7/1/1999 652.38 82 38 1969 Guerdon 20x40 4/1/2000 431.75 83 44 1963 Great Lake 10x50 7/1/2000 695.91 84 25 1982 Goldenwest 14x49 6/1/2001 655.96 85 48 1959 Terra Cruiser 10x46 9/1/1998 420.55 86 44 1963 Universal 10x53 8/1/1998 681.74 87 45 1962 Kitro 12x56 7/1/1997 697.95 88 38 1969 unknown 20x40 5/21/2004 757.47 89 22 1985 Silvercrest 14x58 3/1/1997 433.99 14 TABLE 2: Mobile Home Characteristics Space No. Age Manufactured Make Size Move -in Date Lease Rate 90 22 1985 Skyline 20x48 9/1/1989 499.62 91 48 1959 unknown 10x42 9/1/1993 428.88 92 27 1980 Goldenwest 16x37 11/1/2001 460.94 93 39 1968 Great Lakes 20x40 11/1/1995 467.68 94 43 1964 Skyline 10x48 7/1/2003 766.43 95 41 1966 Goldenwest 20x55 10/1/1999 811.86 96 22 1985 Silvercrest 14x35 8/1/2005 579.51 97 22 1985 Silvercrest 14x35 9/1/2005 462.78 98 32 1975 Golden West 20x40 VACANT 99 23 1984 Kaufman Broad 20x48 8/1/1999 730.73 100 46 1961 Pilgrim 10x54 11/1/1988 731.04 101 45 1962 VanDyke 17x48 6/1/1999 410.02 102 VACANTLOT 103 27 1980 Brad 20x40 1/1/1999 522.99 104 20 1987 Goldenwest 14x48 7/1/2001 685.14 106 17 1990 Skyline 24x44 11/1/2002 676.95 107 42 1965 Goldenwest 12x52 12/1/2006 737.56 108 41 1966 Lonergan mCorp 20x52 12/1/1998 477.22 109 43 1964 Sahara 10x55 6/1/2000 641.86 111 41 1966 Great Lakes 20x40 3/1/2006 439.28 112 38 1969 Great Lakes 12x44 11/1/1989 732.18 113 29 1978 Hillcrest 20x44 8/1/2001 656.84 114 39 1968 Biltmore 12x48 9/1/1996 690.63 115 46 1961 Viceroy 10x48 5/1/2005 679.79 116 43 1964 McLaren 20x48 9/1/1997 501.22 117 41 1966 unknown 10x47 5/1/2003 667.10 118 43 1964 Kit/Stateliner 10x52 8/1/1998 742.94 119 45 1962 United 10x60 1/1/1989 467.97 120 24 1983 Goldenwest 20x48 7/1/2000 756.58 121 42 1965 Riviera 12x48 9/1/2004 818.82 122 36 1971 unknown 12x50 7/1/1997 501.73 123 43 1964 Riviera 12x50 11/1/2004 657.99 15 TABLE 2: Mobile Home Characteristics Space No. Age Manufactured Make Size Move -in Date Lease Rate 124 37 1970 unknown 12x52 9/1/2007 800.00 125 45 1962 Crusader 12x50 7/1/2003 732.19 126 41 1966 unknown 12x50 11/1/2006 716.34 127 43 1964 KIT 10x52 8/1/1996 627.54 128 5 2002 Skyline 20x56 7/1/2003 415.07 129 5 2002 Cavco 16x56 7/1/2002 738.82 130 37 1970 Biltmore 12x48 6/1/2000 730.56 131 7 2000 Great Lakes 20x40 1/1/1998 587.50 132 39 1968 Hillcrest 12x48 11/1/1984 468.41 133 36 1971 Delray 12x50 8/1/2002 421.22 134 28 1979 Skyline 12x48 7/1/1997 467.42 135 42 1965 York 12x53 11/1/1998 422.83 136 44 1963 Nashua 10x36 12/1/1997 504.56 137 23 1984 Bay Springs 12x48 6/1/2000 727.04 138 25 1982 Goldenwest 12x40 9/1/2004 593.81 139 13 1994 Canyon Crest 24x35 2/1/2005 528.10 140 27 1980 Goldenwest 20x40 2/1/2001 664.62 141 27 1980 Buddy 20x40 12/1/2002 504.39 142 49 1958 Pacern 8x42 VACANT 143 17 1990 Bay Springs 14x40 2/1/2006 448.15 144 27 1980 Skyline 12x48 12/1/1987 689.00 145 18 1989 Seaci 12x34 4/1/2007 559.29 146 39 1968 Guerdon 20x48 6/19/2004 734.51 147 21 1986 Skyline 24x32 6/1/1998 751.68 148 40 1967 New Moon 10x48 9/1/2001 384.06 149 40 1967 Imperial 20x40 7/1/1997 685.14 150 44 1963 Commodore 12x58 4/1/1998 430.65 151 16 1991 Shoremanor 24x48 1/31/2003 456.67 152 26 1981 Goldenwest 20x54 2/1/1999 519.73 153 42 1965 Redman 10x58 6/1/2002 719.44 154 27 1980 Goldenwest 20x40 12/1/1991 718.67 155 35 1972 Skyline 20x40 7/1/1996 697.95 16 TABLE 2: Mobile Home Characteristics Space No. Age Manufactured Make Size Move -in Date Lease Rate 156 36 1971 Great Lakes 20x48 5/1/2001 520.56 157 43 1964 Mayflower 20x52 7/1/2001 466.64 Mobile Home Park Resident Profile The necessary information gathered for the preparation of this Report was provided by the Owner and complemented by a questionnaire mailed to each Park resident (see Exhibit A). Inquiries made of the occupants included, but were not limited to, household size and composition, ages of occupants, rental and income information, length and type of occupancy, ethnicity, primary language in the home, disabilities and health problems, and preferences related to replacement housing and location. Resident surveys were mailed twice: in July 2007 and September 2007 and responses were ultimately received from 69 households. Of the respondent households 2 are renting the mobile homes and 67 reported owning their homes. Total known population among the respondents is 142 residents of whom 106 are adults, 50 of which are the age of 60 or over, and 36 children who are under the age of 16. Residents reporting a disability or who are chronically ill were 15. While the Code requests information relative to age and disability be identified by space, for the purposes of keeping personal information confidential, this information has not been presented in this public report. While the responses were provided to other questions, 18 households declined to provide their household income. According to income standards for the County of Orange (Exhibit C) adjusted for family size as published by the United States Department of Housing and Urban Development (HUD) in April 2007, of the 51 who provided their income information, 17 qualify as extremely low income (30% or less of area median), 14 households qualify as very low income (31 % -50% of area median), 9 qualify as low income (51 % -80% of area median), 7 qualify as moderate income (81 %- 120% of area median) and 4 qualify as above moderate or high income (over 120% of area median). Additionally, 19 of 69 respondent households report paying loans /mortgages on their homes. The ranges of monies owed are from $9,000 to $81,086. Ethnicity was reported by all but 1 respondent household and is as follows: 55 White, 11 Hispanic, 1 Other (not 17 specified) and 2 Hispanic/White. Primary household language is English in 62 homes and Spanish in 7 homes. Additional resident characteristics required to be reported by the City's Municipal code are presented, below, in Table 3. The Park address is 32802 Valle Road. TABLE 3: Mobile Home Park Residents Profile Space No. Principal Home Owner/ Renter Registered Owner Occupants 1 yes owner William Kostuck VACANT 2 yes owner Stephen Bahm Stephen & Allison Bahm 3 yes owner Tamera Childers Tamera Childers & David Stewart 4 yes owner Dionicio A. Morales Dionicio A. Morales & Angel Araiza 5 yes owner Joseph Smith Joseph Smith 6 yes owner James & Sharon Bowling James & Sharon Bowling 7 yes owner Michael Maassen Michael & Emile J. Maassen 8 yes owner John Maslow John & Christopher Maslow 9 yes owner Joaquin Bahena Joaquin Bahena & Maria Pulido 10 yes owner Noe & Auscencio Gonzalez Noe & Auscencio Gonzalez 11 yes owner Gerald Bunnell Gerald Bunnell & Susan Gerlach - Ivanon 12 yes owner Richard Unfried Richard & Karen Unfried 12A yes owner Ken Long Ken Long 14 yes owner Jerry Moody Jerry Moody 15 yes owner Alfred & Terrie Perez Alfred & Terrie Perez 16 yes owner Michael & Michelle Kelly Michael & Michelle Kelly 17 yes owner James Nanzig James Nanzig & Debra Rizzo 18 VACANT — RED TAGGED BY CITY — OWNED BY CAPISTRANO TERRACE LTD 20 VACANT — RED TAGGED BY CITY 21 VACANT — OWNED BY CAPISTRANO TERRACE LTD 22 yes owner James Barra James & Lynn Barro 23 yes owner Lisa Poggio Lisa, Jesse & Derek Poggio 24 yes owner Matthew Giesbrecht Matthew & Angela Giesbrecht 25 yes owner Michael Randolph Michael Randolph 26 yes owner Ruston Calisch Ruston Calisch 27 yes owner Yvonne Alvarado Yvonne Alvarado 27B yes owner Lindon Farmer Lindon Fanner ID TABLE 3: Mobile Home Park Residents Profile Space No. Principal Home Owner/ Renter Registered Owner Occupants 28 yes owner Anthony Pacheco Anthony & Laura Pacheco 29 yes renter Capistrano Terrace Ltd Allan Collard & Robin Millings 30 yes owner Vincent & Laurie Junio Vincent & Laurie Junio 32 yes owner Jose Zamarripa Jose & Antonia Zamarripa 33 yes owner Willard & Kimberly King Willard & Kimberly King 34 yes owner Sally Garibaldi Sally & Louie Garibaldi 35 yes owner Estelle Knight Estelle Knight & Charlene Crean 36 yes owner Rutilo Villamil Rutilo Villamil & Maria Barrera 37 yes owner Luis & Elena Rendon Luis & Elena Rendon 38 yes owner Harry Miller Harry & Kathi Miller 39 yes owner Areleys Cabrera Areleys Cabrera & Richard Giordano 40 yes owner Leon Peters Leon Peters 41 VACANT SPACE 42 yes owner Maximo & Rosalie Cruz Maximo & Rosalie Cruz 43 yes owner Patricia Ryan Patricia Ryan 44 yes owner Carl & Julie Sims Carl & Julie Sims 45 yes owner Nancy Neal Nancy Neal & Stuart Malkuch 46 yes owner Christine Salini Christine Salini 47 yes owner Samuel Church Samuel Church 48 yes renter Jose & Maria Ayala Alfonzo Esquivel & Maria de Los Angeles 49 yes owner Francisco & Maria Aguilar Francisco & Maria Aguilar 50 yes renter Bruce Samuelson Bryan & Craig Samuelson 51 yes owner Igor Spector Igor Spector 52 yes owner Mark Strempek Mark Strempek & Sheri Leonhardt 53 yes owner Richard Fenski Richard Fenski 54 yes owner Karen Standish Karen & Mar Jean Standish 55 yes owner Richard Reynolds Richard Reynolds 56 yes owner James Harris James, Jay & Betty Harris 57 yes owner Jose & Martha Garces Jose & Martha Garces 58 yes owner Eduardo Contreras Eduardo Contreras & Guadalupe Baeza 59 yes owner Dorothy Torney Dorothy Torney 19 TABLE 3: Mobile Home Park Residents Profile Space No. Principal Home Owner/ Renter Registered Owner Occupants 60 yes owner Salvador Garcia Salvador Garcia & Leticia Nava 61 yes owner Marise Litalien Marise Litalien 62 yes owner Brian Standish Brian & Sylvia Standish 63 yes owner Clifford & Linda Holloway Clifford & Linda Holloway 64 yes renter Pedro & Juana Hernandez Juana & Marrela Pena 65 yes owner Juan Baeza Juan & Elida Baeza 66 yes owner Leonard Robinson Leonard & Llewllyn Robinson 67 yes owner Douglas Smith Douglas Smith 68 yes owner Francisco Gallardo Francisco Gallardo & Minerva Perez 69 yes owner Ramsey Najor Ramsey & Louis Najor 70 yes renter Capistrano Terrace Ltd Alice Seavey 71 yes owner Steven Kimberly Steven & Jeannette Kimberly 72 yes owner Donna Orr Donna & Robert Orr 73 yes owner Winifred Cummings Winifred & Wendy Cummings 74 VACANT— OWNED BY CAPISTRANO TERRACE LTD 75 yes owner Janice Thomas Janice & Jeffery Thomas 76 yes owner Harold Pridgin Harold & Monique Pridgin 78 yes owner Charles Penkova Mark Smith 79 yes office Capistrano Terrace Ltd Annette Stark 80 VACANT /STORAGE SPACE 81 yes owner Enrique Munoz Enrique Munoz & Celia Rodriguez 82 yes owner Rena Ceja Rena & Rosy Ceja 83 yes owner Ted Bollman Ted Bollman 84 yes owner Kathleen Richards Kathleen Richards 85 yes owner Rebecca Thompson Rebecca Thompson 86 yes owner Christophe Everly Christophe Everly & Raven Sainana 87 yes owner Israel Garcia Israel & Yael Garcia 88 yes owner Chris Whynaught Chris Whynaught 89 yes owner Jose Silva Jose & Zenith Silva 90 yes owner Joseph Lukaszka Joseph & Amelia Lukaszka 91 yes owner Mark Blanda Mark Blanda & Isabel Morales 92 yes owner Joseph Seper Joseph Seper & Sherry Moore 20 TABLE 3: Mobile Home Park Residents Profile Space No. Principal Home Owner/ Renter Registered Owner Occupants 93 yes owner Kevin Manning Kevin Manning 94 yes owner Luis Barrera Luis & Maria Barrera 95 yes owner Margaret Hinman Margaret Hinman & Crystal Cruz 96 yes owner Guillermin Garcia Guillermin & Fabiola Garcia 97 yes owner Joseph Alexander Joseph Alexander 98 yes owner Mark Mongey Mark & Leah Mongey 99 yes owner Steve Marks Steve & Francesca Marks 100 yes owner Kenneth Rice Kenneth Rice 101 yes owner William Carr William Carr 102 VACANT —OWNED BY CAPISTRANO TERRACE LTD 103 yes owner Ramona Runkell Ramona Runkell 104 yes owner Eric Brown Eric & Delicia Brown 106 yes owner Jess Lopez Jess Lopez 107 yes owner David Zimmerie David & Christian Zimmerle 108 yes renter Gladys Strum's Estate tenants 109 yes owner Robert Leffler Robert Leffler 111 yes owner Duff Wilmoth Duff Wilmoth 112 yes owner Betty Cletcher Betty Cletcher & Velvet Anderson 113 yes owner Mara Shanahan Mara Shanahan 114 yes owner Lucilia Florento Lucilia Florento & Celia & Israel Garcia 115 yes owner Enrique Faran Enrique Faran & Francisco Garcia 116 yes owner James Summer James Summer 117 yes owner Gilberto Aguirre Gilberto Aguirre 118 yes owner Rosalio Garcia Rosalio & Guadalupe Garcia 119 yes owner Edward Par Edward Par 120 yes owner Magali Velasquez Magali Velasquez & Jamie Cadwell 121 yes owner Deidre Dupre Deidre Dupre 122 yes renter Alfredo Zamora Natali Jimenez & Heriberto Silva 123 yes owner Dale & Barbara Vaughan Dale & Barbara Vaughan 124 yes renter Capistrano Terrace Ltd Tenant 125 yes owner Javier Villamil Javier Villamil & Soledad Cruz 126 yes owner Jim Saffie Jim Saffie & Kelly Hanson 21 TABLE 3: Mobile Home Park Residents Profile Space No. Principal Home Owner/ Renter Registered Owner Occupants 127 yes owner Princess Gardner Princess Gardner & Brenda Lucas 128 yes owner Cruz Priego Cruz Priego & Victor Perez 129 yes owner Greg & Rochelle Ramirez Greg & Rochelle Ramirez 130 yes owner Rodolfo Reyes Rodolfo & Esperanza Reyes 131 yes owner Tim & Stacy Evans Tim & Stacy Evans 132 yes owner Joseph Cerrudo Joseph Cerrudo 133 yes owner Ricardo Belcher Ricardo & Silvia Belcher 134 yes owner Ramon Valdez Ramon Valdez 135 yes owner Mary Grace Bell Mary Grace Bell 136 yes owner Julian Velazquez Julian Velazquez 137 yes owner Luis Isas Luis Isas & Carmela Baragan 138 yes owner James Condon James & Douglas K. Condon 139 yes owner Robert Radford Robert Radford 140 yes owner Stafford Family Trust Michelle J. Stafford 141 yes owner Jim Vance Jim Vance 142 VACANT HOME 143 yes owner Dale Newman Dale Newman 144 yes owner Jean E. Farman Jean E. Parman 145 yes owner Maria Macedo Maria Macedo 146 yes owner Jason Priogin Jason Priogin 147 yes owner Adam Guerin Adam, Christopher & Emily Guerin 148 yes owner Frank S. Uddo Frank S. Uddo 149 yes owner Marilla Hamor Marilla Hamor 150 yes owner Jim Gregory Jim & Tina H. Gregory 151 yes owner Dawna Smith Dawna Smith 152 yes owner Jesse J. Banelli Jesse J. Banelli & Kathy L. Thatcher 153 yes renter Edwin F. Kredel Austin Hill & Denise Anderson 154 yes owner Mary Holloway Mary Holloway & John Andrew Sharp 155 yes owner Manuel L. Gonzalez Manuel L. & Maria Gonzalez 156 yes owner Roberta Malcho Roberta Malcho 157 yes owner Victoria Morgan Victoria Morgan & John Hochstatter 22 Proposed New Use Description Based on geological dangers reported by a geotechnical consulting firm hired by the Owner, the Owner has decided to close the park for health and safety reasons. There is no proposed new use for the subject property and the Owner has no immediate plans for the site. Discretionary approvals necessary require the Owner to file an application for closure with the City of San Juan Capistrano; which this Report is to be a part. Timetable for Conversion of the Park The following is the proposed timetable for the mobile home park closure: TABLE 4: Timetable for the Mobile Home Park Conversion Item Task Day/Week/Month 1 General Information letter to Residents Completed 2 Information Neighborhood Meeting(s) Completed 3 Deliver Relocation /Conversion Report (Report) to City January 2008 4 Deliver Report for Review and letter to Occupants indicating the Owner will request closure of the Capistrano Terrace Mobile Home Park 2 -4 weeks after Item 3 5 Planning Commission Hearing on Relocation Impact Report and Relocation Report 6 -8 weeks after Item 4 6 City Council Meeting - Final Approval 4 -6 weeks after Item 5 7 Six Month Notice to Relocate to Residents 1 -2 weeks after Item 6 Replacement Housing Resources One of the major impacts of the proposed closure will be the availability of replacement sites that a mobile home could be moved, as well as other replacement housing 23 resources. Following is information on the availability of replacement sites in mobile home parks within a 50 -mile radius of the City of San Juan Capistrano City limit (see Exhibit D of map depicting 50 mile radius); mobile homes for sale; and, availability of rental housing in the City of San Juan Capistrano and surrounding cities. A. Mobile Home Park Space There are over 500 mobile home parks located within a 50 -mile radius from the Park which includes both family and senior parks. Our survey included mobile home parks within Los Angeles, San Bernardino, Riverside, San Diego and Orange County. A complete list of the parks with the number of available spaces and conditions which were reported on the type of mobile homes and residents accepted is presented in Exhibit E. Based on the survey of mobile home parks within a 50 mile radius, 357 available spaces were identified. To further analyze the mobile home parks that may potentially accept mobile homes from the Capistrano Terrace Mobile Home Park, the reported restrictions /conditions were reviewed. The main restrictions /conditions that would disqualify Capistrano Terrace Mobile Home Park units were the need for a new mobile home to be placed in the space. Other restrictions /conditions were spaces only available for recreational vehicles, size restrictions or spaces for owner occupied use. If the mobile home park would accept a used mobile home, it was typically qualified that the mobile home would have to be approved by management. Based on the reported specific restrictions or conditions of mobile home parks that accept used mobile homes, 259 available spaces out of 34 mobile home parks have been identified (see Exhibit F). Of these 259 available spaces, 1 park has 99 spaces available but only for mobile homes 2004 or newer. The Capistrano Terrace Mobile Home Park currently only has 1 mobile home unit meeting this requirement. Therefore, realistically, only 160 spaces are available for all other Park mobile homes. Space rent for mobile home spaces that may accept mobile homes from the Park ranged from $234 - $1,600 with an average of $703. B. Mobile Homes For Sale A survey of for sale mobile homes currently on the market identified over 1,000 mobile homes, with prices ranging from $7,000 to $399,000. Mobile homes with higher sale 24 prices often include the land, making it very much like single family residences or condominium units with common area maintenance monthly dues instead of pad rents. The available mobile homes for sale that were surveyed can be found as Exhibit G. C. Rental Housing A rental survey was performed in September 2007 and updated in November 2007 to identify availability of one -, two -, three- and four - bedroom units. Table 5 shows the availability of rental units in the City of San Juan Capistrano, rent ranges of available units and median rent per bedroom size. TABLE 5: Availability and Cost of San Juan Capistrano Rental Housing Bedroom Size One Two Three Four No. Found 13 29 25 23 Rent Range $913 - $1,940 $1,600 - $3,950 $1,750 - $6,000 $1,995 - $6,500 Median Rent $1,575 $1,950 $2,300 $3,900 An additional survey was conducted of the areas in close proximity to the City of San Juan Capistrano (no more than 10 miles from the Project within the communities of Laguna Beach, Dana Point, San Clemente and Laguna Hills) and found the availability of other conventional rental housing. These potential replacement housing resources offer full amenities, with prices ranging from $800 to $2,500 for a one - bedroom unit; $1,295 to $4,900 for a two- bedroom unit; $1,650 to $9,800 for a three - bedroom unit; and $2,100 to $10,500 for a four - bedroom unit. The survey identified 804 available units currently available on open market for rent either within the City of San Juan Capistrano or within the surrounding communities, see Table 6 below. TABLE 6: Availability and Cost of Rental Housing Within 10 Miles Bedroom Size One Two Three Four No.Found 107 324 244 129 Rent Range $800 - $2,500 $1,295 - $4,900 $1,650 - $9,800 $2,100 - $10,500 Median Rent $1,450 $1,900 $2,800 $3,800 25 Moving Estimates and Mobile Home Values The City's Municipal code requires the estimated cost of relocating the mobile homes that can be moved to available lots in mobile home parks within the study area be included in the report. Also, for those mobile homes that cannot be relocated to a comparable mobile home park, an estimate of the fair market value of each mobile home and all associated fixed property shall be completed. Green Systems, an independent, experienced and qualified contractor in the mobile home field, was hired by OPC as a subconsultant to estimate the cost to relocate the mobile homes which included the costs of physically moving the mobile home and movable improvements such as patios, carports and porches to a new site, as well as packing, moving, and unpacking all personal property. Desmond, Marcello & Amster, an independent, experienced and qualified firm in the valuation of closely held businesses, professional practices, and specific tangible and intangible assets, such as furniture, fixtures, equipment and mobile homes, and goodwill, was hired to estimate the fair market value of the subject mobile homes pursuant to the City of San Juan Capistrano's Municipal Code. The valuation considered the mobile home in their current location (in place value) assuming the continuation of the mobile home park in a safe, sanitary and well maintained condition with competitive lease rates. Without knowing at the beginning of the process which mobile homes could or could not be moved, these evaluations were completed for all mobile home units in the Park. Also, in the event of a challenge if a mobile home could or could not be moved, both evaluations are presented below in Table 7. While Green Systems has indicated specific units should not be moved and demolished in place, they have provided a cost to not only demolish those units but also a cost to move the unit, but with no guarantee or assurance that the mobile home could survive a move given its current condition. TABLE 7: Moving Estimates and Fair Market Values Space No. Demolition Moving Cost Fair Market Value 1 No $20,900 $50,000 2 No $28,200 $57,000 26 TABLE 7: Moving Estimates and Fair Market Values Space No. Demolition Moving Cost Fair Market Value 3 $5,000 $21,300 $60,000 4 No $26,000 $60,000 5 No $22,700 $45,000 6 No $20,900 $77,000 7 $5,000 $18,700 $60,000 8 No $19,100 $65,000 9 No $21,600 $60,000 10 No $26,600 $62,000 11 No $21,200 $61,000 12 No $10,600 $110,000 12A No $10,600 $62,000 14 No $10,600 $52,000 15 $8,000 $21,500 $85,000 16 $8,000 $22,400 $70,000 17 $5,000 $20,600 $71,000 18 VACANT LOT 20 No $18,700 $82,000 22 $8,000 $28,900 $70,000 23 No $17,500 $62,000 24 $8,000 $31,400 $85,000 25 $7,000 $18,900 $70,000 26 $9,000 $23,600 $63,000 27 $7,000 $20,200 $45,000 27B No $27,000 $66,000 28 $8,000 $25,700 $68,000 30 No $22,400 $80,000 32 $8,000 $23,400 $68,000 33 No $29,200 $57,000 34 $5,000 $17,300 $40,000 35 No $28,500 $62,000 36 No $19,000 $52,000 37 No $24,900 $75,000 38 No $10,600 $58,000 27 TABLE 7: Moving Estimates and Fair Market Values Space No. Demolition Moving Cost Fair Market Value 39 No $23,400 $66,000 40 No $19,300 $60,000 42 No $24,300 $55,000 43 No $18,500 $56,000 44 No $24,200 $80,000 45 No $18,500 $61,000 46 $5,000 $17,600 $55,000 47 $5,000 $25,000 $53,000 48 No $17,900 $48,000 49 $5,000 $22,500 $53,000 50 $8,000 $30,000 $63,000 51 $8,000 $27,400 $83,000 52 $5,000 $18,300 $63,000 53 $8,000 $23,900 $67,000 54 No $15,100 $52,000 55 $9,000 $26,500 $62,500 56 No $17,300 $70,000 57 $5,000 $22,100 $65,000 58 $8,000 $21,000 $82,000 59 $5,000 $21,850 $58,000 60 $5,000 $25,100 $63,000 61 No $16,600 $42,000 62 $3,000 $29,600 $88,000 63 No $23,900 $83,000 64 No $14,300 $77,500 65 $8,000 $25,200 $62,000 66 No $20,100 $59,000 67 $5,000 $21,400 $65,000 68 $8,000 $19,100 $60,000 69 $8,000 $27,400 $89,000 70 No $14,200 $59,000 71 No $14,200 $52,000 72 No $26,400 $65,000 28 TABLE 7: Moving Estimates and Fair Market Values Space No. Demolition Moving Cost Fair Market Value 73 No $24,600 $62,500 75 No $28,500 $83,000 76 No $27,300 $68,000 78 $8,000 $24,500 $62,000 81 $5,000 $18,700 $65,000 82 $8,000 $25,400 $62,000 83 $9,000 $28,000 $62,500 84 No $18,000 $63,000 85 $5,000 $19,100 $55,000 86 $8,000 $21,800 $63,000 87 $5,000 $13,600 $56,000 88 No $24,900 $62,000 89 No $19,500 $62,000 90 No $26,400 $70,000 91 $5,000 $20,600 $40,000 92 No $24,500 $50,000 93 No $20,700 $57,000 94 $5,000 $16,700 $59,000 95 $8,000 $26,400 $72,000 96 No $21,600 $58,000 97 No $23,500 $50,000 98 $8,000 $27,500 $67,000 99 No $24,900 $70,000 100 $8,000 $25,000 $65,000 101 $5,000 $19,100 $62,000 103 No $25,500 $62,000 104 No $14,600 $65,000 106 No $28,300 $75,000 107 $5,000 $21,600 $63,000 108 $8,000 $25,600 $84,000 109 No $18,700 $53,000 111 No $24,900 $66,000 112 No $22,700 $56,000 29 TABLE 7: Moving Estimates and Fair Market Values Space No. Demolition Moving Cost Fair Market Value 113 No $16,900 $66,000 114 $5,000 $17,600 $48,000 115 $6,000 $18,600 $64,000 116 $8,000 $27,300 $70,000 117 No $15,700 $45,000 118 $5,000 $18,500 $50,000 119 No $15,100 $45,000 120 No $23,900 $75,000 121 $8,000 $26,900 $66,000 122 $8,000 $21,000 $63,000 123 $8,000 $22,700 $65,000 125 $5,000 $19,500 $65,000 126 $5,000 $17,600 $59,000 127 $8,000 $21,600 $62,500 128 No $20,900 $88,000 129 No $18,500 $77,500 130 No $20,200 $53,000 131 No $24,000 $75,000 132 No $19,200 $48,000 133 No $23,200 $63,000 134 No $13,100 $48,000 135 $5,000 $17,200 $52,000 136 No $18,700 $38,000 137 No $21,000 $59,000 138 No $19,800 $42,000 139 No $28,400 $75,000 140 No $25,900 $62,000 141 No $24,900 $62,000 142 $5,000 $16,600 $35,000 143 No $19,100 $52,000 144 No $18,700 $48,000 145 No $19,100 $45,000 146 No $24,900 $66,000 30 TABLE 7: Moving Estimates and Fair Market Values Space No. Demolition Moving Cost Fair Market Value 147 No $23,300 $65,000 148 No $18,700 $48,000 149 $5,000 $18,300 $65,000 150 No $17,200 $57,000 151 No $20,000 $90,000 152 No $21,700 $85,000 153 $5,000 $21,000 $62,000 154 No $24,400 $66,000 155 No $23,400 $62,000 156 No $16,900 $67,000 157 No $28,000 $85,000 Eligible Mobile Home Units To Be Relocated Based on the information required by the City's Municipal Code of the Capistrano Terrace Mobile Home Park mobile homes and the mobile home parks that would accept used mobile homes within a 50 mile radius of the City limits, theoretically, all could probably or potentially be moved to available spaces. But, while space may be identified as available and accept a used mobile home, most mobile home park operator responses always qualify the statement that the mobile home would have to be approved by management. Approval by mobile home park operator management is generally concerned with condition of the unit and if it meets California Health and Safety Code and certifications of California State Housing and Community Development (HCD). In order to ascertain the condition of the Capistrano Terrace Mobile Home Park mobile home units as well as determine the feasibility of relocating the mobile homes, an inspection of the mobile homes was conducted by Green Systems, an experienced and qualified contractor in the mobile home moving and restoration field. Based on their inspection, 61 mobile homes should not be moved and should be demolished in place due to age of the mobile homes, rundown conditions or in disrepair, added on or modified structures and rooms, illegal add -ons, code violations and lack of required HCD certifications. Also, it is their professional opinion and experiences in the mobile 31 home field, those mobile homes of 1980 or older in the Park would not meet the conditions for entrance to any mobile home parks within a 50 mile radius, as was inferred in conversations with other mobile home park operators. The experience of the author is there is always a preference for a new or newer mobile home in order to upgrade the quality of the park or to only accept mobile homes that are in very good condition, meeting the requirements of the California Health and Safety Code and certifications of HCD. Also, while age is not generally stated as a factor that would prohibit the mobile home from entering a mobile home park, our experience is that older mobile homes of 20 — 25+ years of age generally do not get accepted. Considering the reported restrictions /conditions for used mobile homes, Green Systems' inspection and conclusions and the opinion of the author, the mobile home units that are eligible to be relocated to another mobile home park are those that are not identified as a "demo" by Green Systems, in Table 7, above, and are of an age of 1981 or newer. Based on this analysis, there are 33 units that would fall in this criterion. This determination is not a guarantee that these mobile home units would be accepted in another park, spaces would be available at the time of displacement or that the parks with available spaces would even be acceptable from a geographical or desirability standpoint from the mobile home owner's needs or perspective. Proposed Mitigation Measures The Report is to propose measures which will adequately mitigate the adverse impact of the closure of the Park residents. The relevant statutory law for the closure of a mobile home park and specific requirements for mitigation is California Government Code Section 65800; specifically Section 65863.7, which indicates the City may require the Owner to take steps to mitigate any adverse impact of the closure on the ability of the displaced mobile home park resident to find adequate housing in a mobile home park. But, the steps required to be taken to mitigate, "shall not exceed the reasonable costs of relocation ". Reasonable conditions of mitigation the City Municipal Code have outlined include, but are not limited to: 1) Payment of some form of relocation assistance benefits; 2) Payment of the cost of physically moving the mobile home and movable improvements; 32 3) Payment of first and last month's rent and security deposit at the new mobile home park; 4) Payment of a rental differential to compensate for the difference in rent, if any, at the old and new mobile home parks during the first year of tenancy; 5) Payment of all reasonable moving expenses incurred in moving to a new location up to 50 miles; 6) For homeowners who are unable to reasonably relocate their mobile homes, payment of fair market value for their mobile home. While not specifically called out in the City's Municipal Code, additional reasonable moving expenses could include reasonable costs for lodging during the move and resetting of the mobile home; connection to utilities or other necessary connections that the resident had at the displacement site, e.g. phone, cable and other costs determined to be reasonable. Information identified in this report indicates many of the mobile homes could not realistically be moved to another park. The main reasons include 1) the age and condition of the mobile homes, and 2) mobile home parks with available spaces not likely to accept the move of the mobile home into their park. Therefore, since it is not likely that all displaced Mobile Home Park residents will find adequate housing in a mobile home park by way of moving their existing mobile homes, other options or proposed measures to mitigate adverse impacts of the closure for the Capistrano Terrace Mobile Home Park residents are as follows: OPTION 1 - Actual Physical Move Costs Any mobile home owner, who chooses and is able to move their mobile home, will be offered the following: 1. The reasonable cost of physically moving the mobile home and movable improvements such as patios, carports and porches, to a new site, which includes but is not limited to, dismantling, packing, moving, reassembling, rebuilding, including skirting and tie - downs, and unpacking, as necessary. Payment for the physical transportation costs to another mobile home park shall not exceed 50 miles. 2. Payment of moving costs associated with moving all personal property based on 1) an actual move by a professional moving 33 company not to exceed the lower of at least two written estimates to a new location up to 50 miles, or 2) a fixed moving schedule based on the number of rooms occupied (excluding hallways and closets) from the schedule shown in Exhibit H. 3. If an actual move by a professional moving company is chosen, as described above, payment of new utility connections, when replacing the mobile home owner's current service (excluding any possible utility deposits charged by the new providers or additional services). 4. Payment of temporary lodging /per diem expenses for the household, if the mobile home relocation results in the homeowner being displaced over one or more nights, up to a maximum of $150 per day not to exceed 5 days; 5. Payment of a lump sum payment to compensate for payment of the first month's space rent and security deposit at the new mobile home park. 6. Payment of a lump sum payment to compensate for a differential between rental rates at the Capistrano Terrace Mobile Home Park and the new mobile home park space rent during the first year of the new tenancy. 7. Services of a relocation specialist to assist residents through all aspects of the relocation to include, but not be limited to, explaining options and relocation assistance program details, identifying replacement sites, coordinate moving arrangements and payment of benefits. Benefits are contingent upon the home owner removing their coach and improvements. The benefits will be offset by the cost of removal by the Owner in the event the mobile home owner leaves the mobile home or other improvements in place. 34 OPTION 2 - Payment of Fair Market Value For those homeowners whose mobile home has been identified as a "demolition" in Table 7, above, and /or the mobile home manufacture date is 1980 or older, the following is proposed: 1. Payment of fair market value for the mobile home based on the valuation identified in Table 7, above. 2. Services of a relocation specialist to assist residents through all aspects of the relocation to include, but not be limited to, explaining options and relocation assistance program details, identifying replacement sites, coordinate moving arrangements and payment of benefits. Benefits are contingent upon the mobile home owner cooperating with the Owner in the acquisition and completing of documents for the sale of the mobile home. OPTION 3 - Fixed Payment In -Lieu of Actual Move Costs While replacement site mobile home parks may have available spaces and the mobile home may be accepted into another mobile home park, there is no guarantee that the mobile home will be accepted. Furthermore, the locations of the replacement mobile home parks with available spaces may not be in a location that could work for the mobile home owner. Therefore, an alternative mitigation benefit to facilitate the relocation of the mobile home from the Capistrano Terrace Mobile Home Park to similar or other replacement housing choice by the mobile home owner, is proposed as follows: 1. For mobile home owners who choose not to move or do not move their mobile home within the legal noticing requirements, the Owner will make a lump sum cash payment based on the estimated cost of moving the mobile home and all personal property as estimated by Greens Systems, identified above, in Table 7. 2. Payment of a lump sum cash payment of the difference between the mobile home owner's current space rent and the current fiscal 35 year U.S. Department of Housing and Urban Development's Fair Market Rents for Manufactured Home Spaces for Orange County (See Exhibit 1) times 12 months. 3. All proceeds from the sale of the mobile home, if any. 4. Services of a relocation specialist to assist residents through all aspects of the relocation to include, but not be limited to, explaining options and relocation assistance program details, identifying replacement sites, coordinate moving arrangements and payment of benefits. If the mobile home owner sells the mobile home, the benefits are contingent upon the mobile home owner removing their coach and improvements. The benefits will be offset by the cost of removal by the Owner in the event the mobile home owner leaves the mobile home or other improvements in place. OPTION 4 — Relocation Assistance for Tenants of Mobile Homes Residents who rent the mobile home they occupy will be provided: 1. Payment of moving costs associated with moving all personal property based on 1) an actual move by a professional moving company not to exceed the lower of at least two written estimates to a new location up to 50 miles, or 2) a fixed moving schedule based on the number of rooms occupied (excluding hallways and closets) from the schedule shown in Exhibit H. 2. If an actual move by a professional moving company is chosen, as described above, payment of new utility connections, when replacing the tenant's current service (excluding any possible utility deposits charged by the new providers or additional services). 3. Payment of a lump sum cash payment based on the bedroom size of the current mobile home being occupied and the corresponding U.S. Department of Housing and Urban Development's Fair Market Rents for Orange County (See Exhibit 1) times 2 months. 36 4. Services of a relocation specialist to assist residents through all aspects of the relocation to include, but not be limited to, explaining options and relocation assistance program details, identifying replacement sites, coordinate moving arrangements and payment of benefits. The options described above more than adequately mitigate the adverse impacts of the closure upon the residents of the Capistrano Terrace Mobile Home Park. Relocation Plan / Explanation of Services It is not known at the time of this Report, how long the actual physical moves of mobile homes will take nor how many mobile homes will be able to be moved at all. It is the opinion of the moving company, Green Systems, that no mobile home manufactured 1980 or older will be able to be accepted at any of the Southern California mobile home parks. Once residents choose one of the mitigation measure options described above and the Owner's intent for delivering notice, a time schedule for the activities chosen would then be able to be described. Households will receive a minimum of a six month notice to vacate. It is proposed that relocation assistance payments will be managed by the selected relocation assistance specialist through a trust account funded by the Owner. Easy and understandable claim forms will be provided and payments based on the program option selected. The relocation assistance payments will be dictated by the mitigation measure option chosen. Adequate, advance payments will be made to assist residents in securing their replacement housing choice and final payments will be made after the resident has vacated the mobile home park with any deductions made, if any, for the removal of the mobile home if left in place. The procedures for claiming benefits will be as follows: 1. Claimants will provide all necessary documentation to substantiate eligibility for assistance; 2. Assistance amounts will be determined; 37 3. Required claim forms will be prepared by relocation personnel in conjunction with claimants. Signed claims and supporting documentation will be submitted by relocation personnel to the Owner; 4. The Owner will review and if in conformance with the selected relocation program, will reply with concurrence and approval for processing the payment, or request additional information; 5. The relocation specialist will issue benefit checks, which will be available at their offices for pick -up, delivered personally or mailed, depending on circumstances; 6. Final payments will be issued after confirmation that the Project area premises have been completely vacated; 7. Receipts of payment will be obtained and maintained in the relocation case file. Throughout the entire relocation process, Overland Pacific & Cutler, Inc. representatives will be available to assist owners and renters with their relocation assistance needs including the following: A. Be available to provide continuous explanation of benefits so residents have a full understanding of the issues related to the closure of the mobile home park. B. Providing assistance as needed and requested to lessen hardships by working with real estate agents, property managers, lenders, health care providers and others. C. Provide relocation assistance information and counseling in the primary language of the displaced occupants, in order to assure that all displaced occupants obtain a complete understanding of the relocation program and eligible benefits. D. Searching for replacement sites within and outside San Juan Capistrano. E. Provide assistance in claiming relocation assistance funds from the Owner. 38 F. Other individual assistance that may be required on a case by case basis. If necessary, a project site office will be staffed by OPC personnel throughout the process to assist the residents. Days and times that the site office will be open will be provided to Park residents. Persons / Firms / Organizations The City of San Juan Capistrano conducted an independent search and provided a list of the persons, firms and organizations with proven expertise in the fields of housing and relocation of persons displaced from housing; including persons who are qualified as mobile home movers and appraisers of mobile homes. This Consultant List can be found as Exhibit J. 39 List of Exhibits: Exhibit A — Resident Correspondence and Survey Form Exhibit B — Map of Capistrano Terrace Mobile Home Park Exhibit C — HUD Income Limits for County of Orange — 2007 Exhibit D — Map of a 50 -mile Radius from San Juan Capistrano Exhibit E — Mobile Home Parks within 50 miles from San Juan Capistrano Exhibit F — Mobile Home Parks with Available Spaces for Used Mobile Homes Exhibit G — Mobile Homes for Sale Exhibit H — Fixed Moving Payment Schedule Exhibit I — Fair Market Rent Schedule for County of Orange Exhibit J — Consultant List 40 Relocation Impact Report CAPISTRANO TERRACE MOBILEHOME PARK i' L \ May 2011 Prepared by: im Q� O 5762 Bolsa Avenue, Suite 201 Huntington Beach, CA 92649 Tel: 714.379.3376 IN E -mail: aperez(a) paragon- partners.com Prepared for: 4R City of San Juan Capistrano Development Services Department 32400 Paseo Adelanto San Juan Capistrano, CA 92675 Tel: 949.443.6331 E -mail: planningdept a)sanluancapistrano.org TABLE OF CONTENTS 1.0 Introduction & Background ........................................................ ............................... 3 3 1.1 Purpose of Study .................................................................... ..............................4 1.2 Background ............................................................................ ..............................4 2.0 Regional Area ............................................................................ ............................... 6 6 3.0 Project Limits ............................................................................. ............................... 7 7 4.0 Basis of Findings ..................................................................... ............................... 1 10 5.0 Project Site Characteristics ..................................................... ............................... 1 10 6.0 Estimated Number of Potential Displacements ....................... ............................... 1 13 6.1 Capistrano Terrace Resident Profile .................................... ............................... 1 14 6.2 Valuation of Mobilehomes ................................................... ............................... 2 22 6.3 Detailed Listing of Capistrano Terrace Mobilehomes .......... ............................... 2 22 6.4 Mobilehomes Eligible for Relocation, Relocation Costs and Demolition Costs... 2 28 7.0 Relocation Resources ............................................................ ............................... 2 28 7.1 Replacement Housing Affordability ...................................... ............................... 3 30 7.2 Market Availability ................................................................ ............................... 3 31 7.3 Project Funding / Proposed Mitigation ................................. ............................... 3 31 7.4 Issues Associated with Displacement .................................. ............................... 3 37 7.5 Project Timeline ..................................................................... .............................38 7.6 Onsite Relocation Assistance .............................................. ............................... 3 38 8.0 Conclusion .............................................................................. ............................... 3 39 Attachment A — Hjelmstrom and Associates Property Valuations, Qualifications a and Summary............................................................................................ ............................... Attachment B — Richey Construction Relocation and Demolition Individual Estimates . ..... Attachment C — Replacement Housing Information — Parks Within 50 miles .................... Attachment D — Orange County Income Limits / Census Information ............................... Attachment E — Available Replacement Housing For Purchase and Rent ........................ Attachment F — Capistrano Terrace Rent Roll .................................... ............................... Attachment G — Firms for Mobilehome Relocation ............................. ............................... Attachment H — Fixed Move Schedule ............................................... ............................... Attachment I — City Municipal Code Section 9 -2.331 ......................... ............................... 'T7—.,t,.,, 1 —td. Page 2 1.0 Introduction & Background Paragon Partners Ltd. (Paragon) received the subject Request for Proposals (RFP) from the City of San Juan Capistrano (City) for an Update to the Closure Impact Report (CIR) for the Capistrano Terrace Mobilehome Park (Park) on March 24, 2010. The updating of the report was required by City Municipal Code Section 9 -2.331 (Municipal Code). The RFP requested that the original CIR be updated due to the fact that Capistrano Terrace Ltd. (Owner) advised the City of its plans to move forward with the closure of the Park. The original CIR was prepared by Overland, Pacific and Cutler in 2008. Paragon submitted its proposal to the City on April 7, 2010 and was later chosen as the contractor for the Project. A meeting was held on October 5, 2010 with the City's Development Services Department staff to review the previous CIR and the City's goals and objectives for the update of the CIR. A Community Meeting for the residents of the Park and other interested members of the public was held on October 7, 2010. Members of the public were invited to ask questions and voice concerns over the CIR update and other related issues. The meeting was conducted in both Spanish and English. Paragon's Mobilehome Appraisers, Hjelmstrom and Associates, (Hjelmstrom) contacted and visited the residents of the Park to appraise their mobilehomes in mid - December, 2010. Richey Construction (Richey), Paragon's Relocation Cost Estimators, estimated the cost of relocating mobilehomes in the Park during the last week in December 2010. During November and December of 2010, Paragon's Project Manager, directed the work of Hjelmstrom and Richey along with the research done by Paragon staff. Paragon staff researched the availability of replacement mobilehome parks within a 50 mile radius of the Park, pursuant to Municipal Code. The terms and conditions of these replacement parks concerning the acceptance of mobilehome units were catalogued. Staff also researched available rental units for those residents who lived in the Park but did not own the unit they lived in. In addition, staff requested an in -depth interview from all residents in the Park in order to determine their individual replacement housing needs and to identify any special needs the residents may have. Paragon compiled and reviewed the information gathered from Hjelmstrom, Richey and its staff in order to make recommendations on how to best minimize the impacts on residents should the closure application be ultimately approved by the City. Based on the options established by the Municipal Code, Paragon recommends four different sets of mitigation measures discussed in detail in Section 7.4 of this report. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 3 1.1 Purpose of Study The Capistrano Terrace Mobilehome Park (Park) is located at 32802 Valle Road, San Juan Capistrano, CA. Purchased in 2003, the Park has been owned and operated by Capistrano Terraces Ltd. (the Owner). The Owner through its representative and President of the General Partnership, Richard Julian, has now re- initiated the application for closure with the City of San Juan Capistrano (the City) citing serious health and safety concerns. This application requires that the original 2008 Relocation Impact Report (the Report) be comprehensively updated to reflect current market conditions. This Report has been prepared in accordance with City Municipal Code Section 9- 2.331, Mobilehome park conversions, closures, and cessation of use and under the supervision of the City (see Attachment 1). The purpose of the Municipal Code is to provide the City, local agencies, and the public with information as to the possible negative effects that a closure of the Capistrano Terrace Mobilehome Park (the Park) would have on the residential occupants. Specifically, this report is concerned with potential issues that may be caused by the displacement of existing structures and the residents that live in the Park. The Municipal Code establishes the following "purpose and intent" statement: (a) Purpose and intent. The purpose and intent of this section is to require the person proposing to convert an existing mobilehome park to another use, to close a mobilehome park, to cease using land as a mobilehome park, or to file a subdivision map application connected with a conversion of use for a mobilehome park to file and distribute a report on the impact of such change and to require measures to be undertaken to mitigate the adverse effects of the change of use upon the residents of the mobilehome park who would be displaced by such change. (emphasis added) 1.2 Background Over the last approximately twelve years, there have been three successive attempts, facilitated by the City's Housing Division staff, to allow the Park residents to purchase and convert the Park to resident - ownership. In the late 1990's, LINC Housing Corporation of Long Beach worked with Park residents and City staff on developing an acquisition plan to create a resident -owned park. The roughly one -year effort was abandoned by LINC when it became evident that it was not possible to secure the needed support of a majority of the Park residents to approve and finance the acquisition effort. Several years following the LINC Housing Corporation effort, Resident Owned Parks Inc. (ROP) of Sacramento embarked on a similar effort with the City to convert the Park to resident ownership. However, ROP was unsuccessful in securing the necessary resident support to proceed with acquisition. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 4 About two years ago, a City Council member attempted to broker the potential purchase of the Park by the residents from the current Owner. More recently, the City received notice of intent to close the Park by its current Owner in November of 2006. During late 2007 through 2008 there were on -going negotiations between the Park residents and the Owner, facilitated by a City Council member, which allowed the Park occupants time to raise capital in order to purchase the Park. The Owner's sale price was deemed unacceptably higher than market conditions by the Park residents and that Park purchase effort was terminated. Once the negotiations for that most recent sale were deemed unsuccessful by the Park's Residents, the application for closure was again initiated by the Owner. During those negotiations in 2007 and 2008, Overland Pacific & Cutler, Inc., who had been retained by the City, completed the Relocation Impact Report which was released for public review about February 2008. In July 2008, the City completed California Environmental Quality Act (CEQA) review and considering the results of the report, the Owner took no further action to move the process forward. In 2009, at the direction of the City to either withdraw or move forward with the Park closure application, the Owner decided to continue pursuit of Park closure and agreed to fund the cost of a comprehensive update of the Relocation Impact Report. In March of 2010, the City opened up the Request for Proposals (RFP) process to select a new consultant to prepare the comprehensive update to the Report and in August 2010, the City selected Paragon Partners Ltd. (Paragon). Paragon subsequently entered into contract with the City once funding was provided by the Owner pursuant to City regulations to cover the cost of the not to exceed contract. Through community meetings the Paragon team gathered written notes and verbal comments offered by the residents of the Park. This information was used to prepare the report along with professional evaluation services and others sources such as mail correspondence, in person interviews and on -site inspections. All sources of information are identified and discussed later in this report. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 5 2.0 Regional Area The City of San Juan Capistrano is located in the County of Orange in southern California. The city is roughly bisected by California Interstate 5 freeway, immediately south of the intersection of the Highway 73 toll road. San Juan Capistrano is also the connection point to Lake Elsinore and Riverside County via the Ortega Highway (Highway 74). The City of San Juan Capistrano is located approximately midway between Los Angeles and San Diego. Located approximately 15 miles to the North of the US Marine Corps Camp Pendleton, the City is immediately adjacent to the Pacific Coast Cities of Dana Point, and San Clemente and bordered to the northeast and northwest by the Cities of Mission Viejo and Laguna Niguel. Pa.age 'T7—.,t,.,, 1 —t t. Page 6 3.0 Project Limits The area occupied by the Park consists of four legal parcels encompassing about 17.49 acres and is legally described as follows: Parcel 1: That portion of Section 12, Township 9 South, Range 9 West, San Bernardino Meridian, being also a portion of Lot 5, as per map recorded in Book 4, Page 15 6 of Surveys, in the Office of the County Recorder of said County, described as follows: Commencing at the Southwest corner of the property conveyed to John O. Forster by deed recorded in Book 235, Page 116 of Deeds, records of said county, said point being in the center line of the California State Highway, North 22' 11' East 689.73 feet from Engineers Station 483 +68.14 of said highway; thence South 87' 56' East 734.50 feet to the Northerly corner of the land described in the deed to Erving J. Ulrich and wife, recorded August 22, 1962 in Bok 6221, page 220, of Official Records of said county, said point being the true point of beginning of the boundary of the land herein described; thence along the boundary of said land of Ulrich the following courses and distances; South 10° 52' East 438.90 feet to Station "A: South 80° 26' 10" West 233.10 feet; South 24 °05' West 357.47 feet: South 4° 07' West 267.60 feet: South 48° 18" West 576.30 feet: to Station "B ": South 35° 02' 20" West 165.41 feet to the Easterly corner of the land described in the deed to Alton E. Farley and wife, recorded March 6, 1951 in Book 2153 Page 539 of Official Records of said county; thence along the Northeasterly line of said land of Farley North 51 ° 09' 20" West 268.65 feet to the Southerly corner of Parcel 3 of the land described in the deed to Competition Realty Company, recorded April 17, 1963 in Book 6511, Page 317 of Official Records of said county; thence along the Easterly and Northerly line of said Parcel 3 of the land of Competition Realty Company North 35° 43' 50: East 58.36 feet and North 54° 16' 10" West 181.15 feet to a point on the Northeasterly line of the land of Farley; thence continuing North 54° 16' West, 96.78 feet to the Southeast corner of the land described in the deed to the State of California, recorded July 11, 1957 in Book 3969, Page 161, of Official Records of said county; thence along the Easterly line of said land the following courses and distances North 41' 48' 26" East 320.67 feet; North 38° 00' 55" East 101.54 feet; North 23° 49' 34" East 177.27 feet to the Southwesterly line of the land described in parcel 1 in the director's deed to Pacific Mobilehome Parks Inc., recorded July11, 1960 in Book 5780, page 871, of official Records of said county; thence along the boundary of the land of Pacific Mobilehome Parks, Inc., South 26° 20' 28" East 70.53 feet and North 26° 34'49" East to a point in the Southeasterly line of the land described in Parcels 2A and 2B in the Final Order of Condemnation, recorded October 11, 1967 in Book 8401, Page 344 of Official Records of said county; thence along the Southeasterly and Easterly line of said parcels the following courses and distances: North 39° 17' 14" East to and angle point thereon: North 52° 37' 37" East 358.12 feet; North 62° 37' 52" East 81.89 feet to the Northwesterly line of Parcel D -1605 as described in the deed to Erving J. 7 Ulrich and wife, recorded July 11, 1972 in Book 10250, Page 570, of Official records of said Orange County, said point being in a curve concave Northwesterly having a radius of 'T7—.,t,.,, .,, 1 —Ed. Page 7 727.00 feet; thence Northeasterly along said Northwesterly line and said curve from a tangent which bears North 39' 25' 42" East, through a central angle of 21° 59' 38" an arc distance of 279.07 feet to the Northerly line of the aforementioned Parcel 213; thence South 87° 31' 28" East, along said Northerly line and the Easterly prolongation thereof, to the True Point of Beginning. Except that portion lying Northerly of the following described line: Beginning at a point in the Easterly boundary of the above described land, Southerly thereon 237.64 feet from the said true point of beginning; thence South 89° 55' 32" West 186.77 feet, and South 74' 06' 32" West 338.00 feet to point in the Westerly boundary of said land. Parcel 2: That portion of Section 12, Township 8 South, Range 8 West, San Bernardino Meridian, also being a portion of Lot 5, as per map recorded in Book 4, Page 15 of Record of Surveys, in the Office of the County Recorder of said County, described as follows: Commencing at the Southwesterly corner of the property conveyed to John O. Forster by deed recorded in Book 235, page 116 of Deeds, records of said county, said point being in the center line of the California State Highway, North 22° 11' East 689.73 feet from Engineers Station 483 +68.14 of said highway; thence South 87' 56' East 734.50 feet to the Northerly corner of the land described in the deed to Erving J. Ulrich and wife, recorded August 22, 1962 in Book 6221, page 220, of Official Records of said county, said point being the true point of beginning of the boundary of the land herein described; thence along the boundary of said land of Ulrich South 10° 53' East 237.64 feet; thence leaving said boundary South 89° 55' 32" West 186.77 feet and South 74° 06' 32" West 338.00 feet to the Easterly boundary of the land described in Parcel 2A of the Final order of Condemnation no. 149307, recorded October 11, 1967 in Book 8401, Page 344 of Official Records; thence along said Easterly boundary and the Easterly boundary of Parcel 2B of said condemnation, North 52° 37" East 92.61 feet and North 62' 37' 52" 8 East 81.89 feet to the Northwesterly line of Parcel D -41605 as described in the deed to Erving J. Ulrich and wife, recorded July 31, 1972 in Book 10250, Page 570 of Official Records of said Orange County, said pint being in a curve concave Northwesterly having a radius of 727.00 feet; thence Northeasterly along said Northwesterly line and said curve from a tangent which bears North 39' 25' 42" East, through a central angle of 21° 59' 38" an arc distance of 279,07 feet to the Northerly line of the aforementioned Parcel 213; thence North 87° 31' 28" East, along said Northerly line and the Easterly prolongation thereof, 134.27 feet, more or less, to the True Point of Beginning. Excepting therefrom that portion described in deed to the city of San Juan Capistrano, recorded January 4, 1990 as Instrument No. 90- 006632 of said Official Records. Pa.a9e 'T7—.,t,.,, .,, 1 —td. Page 8 Parcel 3: That portion of Section 12, Township 8 South, Range 8 West, San Bernardino Meridian, being also a portion of Lot 5, as per map recorded in Book 4, Page 15 of Record of Surveys, in the Office of the County Recorder of said County, described as follows: That portion of that certain parcel of land conveyed to the State of California by deed recorded July 11, 1957 in Book 3969, Page 161 of Official Records, which lies Southeasterly of the following described line: Beginning at a point in the Southwesterly line of said certain parcel of land so conveyed, distant thereon North 53° 27' 38" West 60.11 feet from the most Southerly corner of said certain Parcel; thence North 40' 22' 40" East 51.54 feet to the beginning of a tangent curve concave Southeasterly and having a radius of 980.00 feet; thence Northeasterly along said curve through an angle of 6' 11' 48" an arc distance of 105.99 feet; thence North 46 °34'28" East 125.19 feet to the beginning of tangent curve, concave Northwesterly and having a radius of 420.00 feet, thence Northeasterly along said curve, through an angle of 27° 28' 45" an arc distance of 201.43 feet; thence North 19° 05' 43" East 147.37 feet to a point in the Northeasterly line of said certain parcel so conveyed, distant thereon, North 26° 20' 28" West 85.35 feet from the Northeasterly corner of said certain parcel. Except that portion included within parcel 2A of the Final Order of Condemnation No. 149307, recorded October 11, 1967 in Book 8401, Page 344 of Official Records of said Orange County. Parcel 4: That portion of Section 12, Township 8 South, Range 8 West, San Bernardino Meridian, being also a portion of Lot 5, as per map recorded in Book 4, page 15 of Record of Surveys, in the Office of the County Recorder of said County, described as follows: Beginning at the Southeasterly terminus of a line described as having a length of 307.43 feet in deed to the State of California, recorded in Book 3821, Page 280 of Official Records; thence North 26° 20'28" West along said line, a distance of 142.93 feet; thence North 19° 05'43" East, 55.34 feet; thence Northeasterly along a tangent curve concave Southeasterly having a radius of 480 feet, a distance of 92.80 feet; thence North 61' 31' 26" East 217.17 feet to a line described as having a length of 435.60 feet in said deed to the State of California; thence South 26' 34' 49" West, along said last mentioned line, a distance of 411.66 feet to the point of beginning. Except that portion included within Parcel 2A of the Final Order of Condemnation No. 149307, recorded October 11, 1967 in Book 8401, Page 344, of Official Records of said Orange County. Excepting there from, mobilehomes, if any, which have been rendered immobile and affixed to the land, and which may constitute fixtures. Assessor's Parcel Number: 666- 292-05 f^a.a9e 'T7—.,t,.,, .,, 1 —td. Page 9 4.0 Basis of Findings Pursuant to Municipal Code Section 9- 2.331(c), the purpose of the report is to address the impact of the conversion, closure, or cessation of use upon the displaced residents of the Mobilehome Park. In order to adequately address the impact upon residents, household information was collected to identify individual needs of each household. Of the 143 occupied units at the Park identified by Paragon, 108 tenants voluntarily responded to the request for household information. Several residents decided not to participate in the collection of tenant information. Some residents refused to participate because they felt that providing personal information was an invasion of their privacy. Others expressed the opinion that the provisions of the City's mobilehome closure ordinance were not being followed. Another group of tenants, in litigation with the Owner, were advised by their counsel not to provide any information to Paragon. However, in an effort to account for all persons who could potentially be displaced and include them as part of this report, the Owner provided Paragon with a copy of a rent roll that was used to identify the names of the residents who refused to participate, their space number, and monthly rent. The sources used in the preparation of this report were both primary and secondary in nature. The sources of information include the rent roll provided by the current park owner, the mobilehome appraisals prepared by Hjelmstrom & Associates, relocation and demolition cost estimates provided by Richey Construction, and onsite interviews conducted by Paragon. Additional information on replacement housing was gathered from a variety of sources within a 50 mile radius of the Park. Additional information was also obtained from the Orange County Register and local real estate agents to provide an understanding of the market and the history of events at the Park. For the names and phone numbers of the agents that were contacted and provided information on replacement housing for this report, please refer to "Attachment E ". 5.0 Project Site Characteristics The 17.5 acre hillside Park site sits above Valle Road in a multi -level terrace design. The entrance road and residential streets are lined by mature, well- maintained landscape which provides privacy between the terraced levels and some homes. Although the Park is nearing 60 years old, overall its physical appearance conveys that of a well- maintained and visually presentable neighborhood. Photographs of each mobilehome in the Park can be found in "Attachment A ". However, there have been some structural issues due to the geological features underlying the Park which have required closure of the clubhouse and pool, repair of Pa.age 'T7—.,t,.,, 1 _td. Page 10 certain infrastructure, and slope protection using sandbags and visqueen (black plastic) sheeting. Three (3) coaches that were deemed unsafe to occupy have been removed. The mobilehomes in the Park are of a wide variety of age and condition. The mobilehomes range in age from 7 to 56 years. The average age of the homes is approximately 44 years old, though many have been updated with permanent structures, additions and attachments affixed to the properties (with and without proper legal permitting). The condition of the mobilehomes generally varies with the age of the mobilehome. Newer mobilehomes generally are in better condition than older ones. For details concerning the condition of each mobilehome, please refer to "Attachment A ". The Park has numerous landscaped slopes and open space terraces between homes and levels and was completed with a recreational community center and pool area. This area, however, has been closed from the use of the residents for several years due to geological movement under the common area and pool, leaving visible cracking and damage. Both the recreational community center and pool area have been closed and considered unsafe for resident use. This instability on the large parcel has contributed to issues of sewage evacuation and low water pressure concerns by the residents. Records show that the Park owner has serviced froth systems in the past. The City of San Juan Capistrano itself is a village -like, small -town with a rich history rooted in the 1775 founding of Mission San Juan Capistrano. The Mission still acts as the physical and cultural center point of the City. The nearby neighborhoods provide residents access to amenities for family, business and entertainment. Some of the many public and private facilities in the area which serve the needs of and are used by Park residents are found in the following table: Facility Schools • San Juan Hills High School • Kinoshita Elementary School • Del Obispo Elementary School • Marco Foster Middle School • Capistrano Valley Christian Schools • Dana Hills High School • Bernice Ayer Middle School Entertainment / Attractions • O'Neill Museum • Camino Real Playhouse . Mission San Juan Capistrano • Dana Point Harbor/ Shops / Restaurants • Edwards Ocean Ranch 7 • Doheny Beach State Park and Camp Grounds Miles from Project Site 0.1 0.6 0.7 0.7 1.0 1.6 2.7 1.2 1.3 1.3 1.5 1.8 2.0 `Pa. age,. 'T7—.,t,.,, 1 _td. Page 11 Shopping • Vons Shopping Center 0.4 • Ralphs (supermarket) 0.9 • Farm to Market 1.2 • Albertsons (Dana Point) 1.0 • The Shops at Mission Viejo 4.8 Transportation • Amtrak / Metro Link — San Juan Capistrano 1.2 • Greyhound — San Clemente 6.5 Medical Services/ Hospitals • San Juan Urgent Care Medical 1.2 • Camino Health Center ^ 1.3 • Saddleback Memorial Medical Center \ 1' 2.2 G� J� Pa.a9e 'T7—.,t,.,, .,, 1 —td. Page 12 6.0 Estimated Number of Potential Displacements Of the 157 spaces that are in the Park, 146 spaces have residential units located on them, with 143 occupied by residents, 1 unit is being used as an office, and 2 of the units are vacant. Eleven (11) spaces were found to be vacant. Please refer to the site plan attached below for additional park space information. �G 4 O W U 4 O 0. U A C4 W j N O �O N M Among the remaining units reported to have residents and /or off -site owners, 108 responded directly to the mailer campaign and on -site interview gathering process. None of the residents that participated in the survey process indicated receiving assistance from the Orange County Housing Authority's Section 8 rental assistance program. Consequently, potential closure of the Park would displace 143 occupied residential units and approximately 301 residents. f?a.age 'T7—.,t,.,, 1 _td. Page 13 6.1 Capistrano Terrace Resident Profile The table below illustrates the number of households and persons that could potentially be impacted as a direct result of the Park's closure. The number of bedrooms required for each household was identified to emphasize the need for 1 and 2 bedroom mobilehomes and /or conventional housing availability in the current housing market. Some 3 and 4 bedroom residential units will also be required but only make up approximately .08% of the total number of mobilehomes in the Park. Based on the monthly rent currently being paid by the Park's residential cu an it is foreseeable that some residents may qualify to receive monetary assi ce for the difference between: • Owner Occupants — The current monthly space rent at Capistrano Terrace and the monthly space rent at a comparable mobilehome park. • Tenant Occupants — The monthly rent currently being paid for a mobilehome and the monthly rent for a comparable dwelling. If comparable mobilehomes for rent or lease are not available at the time of displacement, conventional housing may be used as an alternative. The amount of monetary assistance the Park's residential occupants could be eligible to receive will be determined by conducting a "Rent Analysis" of the housing /mobilehome park rental market at the time of displacement. Note: The intent of this provision is to assure that relocated homeowners/ tenants are compensated for the monthly rent differential based on comparable housing in terms of location, size, amenities, etc. It is not the intent of this provision to fund the monthly rent difference of housing costs that is attributable to the homeowners /tenants choice to select and secure replacement housing which is not comparable because of enhanced location, larger lot /unit size, and /or enhanced amenities. CAPISTRANO TERRACE RESIDENTIAL PROFILE Space N Number of M Beds B Baths S Monthly O Move In M Move Out S Occupancy 1 * *NP 2 2 N NP $ $ 512.96 4 4/1/2009 N N/A O Owned 2 * *NP 2 2 N NP $ $ 814.46 1 12/01/87 N N/A O Owned 3 * *NP 2 2 N NP $ $ 753.39 9 9/1/1994 N N/A O Owned 4 2 2 3 3 2 2 $ $ 521.86 3 3/1/2006 N N/A O Owned 'T7—.,t,.,, .,, 1 —td. Page 14 5 * *NP 1 1 1 1 $ $ 512.82 1 12/1/2007 N N/A O Owned 6 2 2 2 2 2 2 $ $ 800.90 0 03/01/04 N N/A O Owned 7 2 2 1 1 1 1 $ $ 782.57 1 12/112003 N N/A O Owned 8 1 1 2 2 2 2 $ $ 736.95 5 5/1/2003 N N/A O Owned 9 * *NP 1 1 1 1 $ $ 702.69 1 12/1/1998 N N/A O Owned 10 5 5 2 2 1 1 $ $ 765.13 1 11/1/2004 N N/K O Owned 11 * *NP N NP N NP $ $ 746.21 3 3/1/1994 N N/A O Owned 12 2 2 3 3 2 2 $ $ 501.05 1 12/1/1996 N N/A O Owned 12A 2 2 1 1 1 1 $ $ 455.95 7 7/1/2004 N N/A O Owned 14 1 1 2 2 1 1 $ $ 481;55 7 7/1/1994 N N/A O Owned 15 * *NP 2 2 2 2 $ $ &.38 9 9/1/2005 N N/A O Owned 16 1 1 2 2 2 2 7 717.46 6 6/1/2005 N N/A O Owned 17 2 2 2 2 2 2 $ $ 796.15 8 8/1/1991 N N/A O Owned 18 N NA N NA N NA N NA N NA N NA V Vacant Space 20 N NA N NA N NA N NA N NA N NA V Vacant Space 21 V Vacant Space 22 2 2 2 2 $ $ 558.54 5 5/1/2000 N N/A O Owned 23 2 2 1 1 $ $ 558.94 6 6/1/1984 N N/A O Owned 24 5 5 3 3 2 2 $ $ 589.98 1 11/112006 N N/A O Owned 25 1 1 1 1 1 1 $ $ 794.32 8 8/1/2005 N N/A O Owned 26 1 1 2 2 1 1 $ $ 536.50 1 10/31/2002 N N/A O Owned 27 1 1 1 1 1 1 $ $ 501.66 3 3/1/2006 N N/A O Owned 27B 1 1 1 1.5 2 2 $ $ 512.88 1 10/1/1996 N N/A O Owned 'T7—.,t,.,, .,, 1 —td. Page 15 28(L) * *NP 2 2 2 2 $ $ 489.67 3 3/26/2004 N N/A O Owned 28 (T) 1 1 2 2 2 2 $ $ 1,200.00 N NP N N/A R Rented 29 * *NP N NP N NP $ $ 711.66 3 3/7/2006 N N/A R Rented 30 2 2 2 2 2 2 $ $ 826.91 3 3/1/2006 N N/A O Owned 32 7 7 3 3 1 1 $ $ 806.22 1 11/1/2004 N N/A O Owned 33 * *NP N NP N NP $ $ 771.80 8 8/1/1998 N N/A O Owned 34 1 1 1 1 1 1 $ $ 609.84 5 5/1/2001 N N/A O Owned 35 1 1 2 2 1 1 $ $ 521.87 3 3/1/1996 N N/A O Owned 36 3 3 2 2 1 1 $ $ 816.58 4 4/1/2009 N N/A O Owned 37 3 3 2 2 2 2 $ $ 794.32 1 11/1/1992 N N/A O Owned 38 * *NP N NP N NP $ $ 732.53 7 7/1/1995 N N/A O Owned 39 4 4 2 2 2 2 $ $ 501.66 4 4/1/2006 N N/A O Owned 40 1 1 1 1 1 1 4 490.87 5 5/1/2005 N N/A O Owned 41 N NA N NA N NA N NA N NA N NA V Vacant Space 42 1 1 2 2 1 1 $ $ 481.46 1 12/01/01 N N/A O Owned 43 1 1 $ $ 495.56 1 12/12/2003 N N/A O Owned 44 3 3 2 2 $ $ 504.03 2 2/1/1998 N N/A O Owned 45 2 2 1 1 $ $ 515.40 1 12/1/1997 N N/A O Owned 4Q,- N NP N NP N NP $ $ 791.40 7 7/1/1989 N N/A O Owned 47 5 5 3 3 1 1 $ $ 864.76 3 3/1/2004 N N/A O Owned 48 4 4 1 1 1 1 $ $ 452.39 4 4/1/2009 N N/A O Owned 49 4 4 2 2 1 1 $ $ 515.65 8 8/1/1998 N N/A O Owned 50 2 2 2 2 2 2 $ $ 600.00 3 3/1/2010 N N/A R Rented 'T7—.,t,.,, .,, 1 —td. Page 16 51 1 1 2 2 2 2 $ $ 565.11 6 6/1/2003 N N/A O Owned 52 * *NP N NP N NP $ $ 753.48 1 12/1/2000 N N/A O Owned 53 1 1 2 2 1 1 $ $ 517.90 3 3/1/1994 N N/A O Owned 54 * *NP 1 1 1 1 N NP 2 2/1/2011 N N/A R Rented 55 * *NP 3 3 1 1 $ $ 800.00 1 1/15/2010 N N/A R Rented 56 * *NP N NP N NP $ $ 539.73 1 10/1/1993 N N/A O Owned 57 4 4 2 2 1 1 $ $ 492.28 2 2/1/2006 N N/A O Owned 58 4 4 2 2 1 1 $ $ 753.29 3 3116/2004 N N/A O Owned 59 1 1 2 2 1 1 $ $ 539.74 1 1/1/1979 N N/A O Owned 60 5 5 2 2 1 1 $ $ 509.88 8 8/1/2000 N N/A O Owned 61 1 1 1 1 1 1 $ $ 491.88 6 m N/A O Owned 62 * *NP N NP N NP $ $ 826.91 6 6/3/2009 N N/A O Owned 63 2 2 3 3 2 2 $ $ 523.87 5 5/2112004 N N/A O Owned 64 4 4 2 2 $ $ 469.34 7 7/1/2005 N N/A O Owned 65 * *NP 2 2 1 1 $ $ 740.25 8 8/1/1996 N N/A O Owned 66 N NA N N/A N N/A N N/A N N/A N N/A V Vacant Mobilehome 67 1 1 2 2 1 1 $ $ 476.89 5 5/1/2004 N N/A O Owned 68 � �, �' 3 3 1 1 $ $ 704.09 7 7/1/1996 N N/A O Owned 69 4 4 2 2 2 2 $ $ 494.46 4 4/1/1999 N N/A O Owned 70 N NA N N/A N N/A N N/A N N/A N N/A V Vacant Mobilehome 71 1 1 2 2 1 1 $ $ 794.32 1 1/1/1985 N N/A O Owned 72 1 1 2 2 2 2 $ $ 521.86 1 1/1/1979 N N/A O Owned 73 1 14 2 2 1 1 $ $ 556.12 2 2/1/2000 N N/A O Owned 'T7—.,t,.,, .,, 1 —td. Page 17 74 4 4 2 2 2 2 $ $ 750.00 8 8/1/2008 N N/A O Owned 75 2 2 2 2 2 2 $ $ 550.98 9 9/1/1993 N N/A O Owned 76 * *NP N NP N NP $ $ 566.63 9 9/1/2005 N N/A O Owned 77 N NA N NA N NA N NA N NA N NA V Vacant Space 78 4 4 2 2 1 1 $ $ 793.53 2 2/1/2001 N N/A O Owned 79 N NP N NP N NP N NP N NP N N/A O Office NA N NA N NA V Vacant Space 81 6 6 1 1 1 1 $ $ 727.48 7 7/1/1999 N NIA O Owned 82 4 4 3 3 1 1 $ $ 461.61 8 8/1/2009 N N/A O Owned 83 L * *NP 2 2 1 1.5 $ $ 744.04 7 7/1/2000 N NIA O Owned 83 T 2 2 2 2 N NP N NP N NP N N/A R Rented 84 1 1 1 1 1 1 $ $ 701.33 6 6/1/2001 N N/A O Owned 85 1 1 2 2 2 2 $ $ 468.96 9 9/1/1998 N N/A O Owned 86 4 4 2 24 1 1.5 $ $ 728.88 8 8/1/1998 N N/A O Owned 87 3 3 2 2 1 1 $ $ 746,21 7 7/1/1997 N N/A O Owned 88 1 1 1 1 $ $ 809.86 5 5/21/2004 N N/A O Owned 89 s s*NP N NP N NP $ $ 483.97 3 3/1/1997 N N/A O Owned 90 1 1 2 2 2 2 $ $ 534.17 9 9/1/1989 N N/A O Owned 91 2 2 2 2 1 1 $ $ 478.25 9 9/1/1993 N N/A O Owned 92 2 2 E E $ $ 492.82 1 11/112001 N N/A O Owned 93 1 1 2 2 1 1 $ $ 500.02 1 11/1/1995 N N/A O Owned 94 * *NP N NP N NP $ $ 819.43 7 7/1/2003 N N/A O Owned 95 * *NP N NP N NP $ $ 905.32 1 10/1/1999 N N/A O Owned 'T7—.,t,.,, .,, 1 —td. Page 18 96 3 3 2 2 2 2 $ $ 619.58 8 8/1/2005 N N/A O Owned 97 1 1 1 1 1 1 $ $ 494.78 9 9/1/2005 N N/A O Owned 98 * *NP N NP N NP $ $ 791.95 7 7/1/1994 N N/A O Owned 99 1 1 2 2 2 2 $ $ 781.26 8 8/1/1999 N N/A O Owned 100 1 1 2 2 1 1 $ $ 781.59 1 11/1/1988 N N/A O Owned 101 1 1 1 1 1 1 $ $ 457.22 6 6/111999 N N/ O Owned 104 * *NP N NP N NP $ $ 732.52 2 2/1/2010 N N/A O Owned 106 3 3 2 2 2 2 $ $ 754.89 1 11/1/2002 N N/A O Owned 107 3 3 2 2 1 1 $ $ 788.57 1 12/1/2006 N N/A O Owned 1:08 N NA N NA N NP, N NA N NA N NA V Vacant Space 109 1 1 2 2 1 1 $ $ 686.25 6 6/1/2000 N N/A O Owned 111 1 1 2 2 4 4e $ $ 489.86 3 3/1/2006 N N/A O Owned 112 2 2 1 1 1 1 $ $ 816.47 1 11/111989 N N/A O Owned 113 2 2 $ $ 702.27 8 811/2001 N N/A O Owned 114 1 1 1 1 $ $ 738.39 9 9/1/1996 N N/A O Owned 115 2 2 2 2 $ $ 726.00 5 5/1/2005 N N/A O Owned 116 3 3 2 2 2 2 $ $ 558.92 9 9/1/1997 N N/A O Owned 11 5 5 2 2 1 1 $ $ 713.23 5 5/1/2003 N N/A O Owned 118 * *NP N NP N NP $ $ 794.32 8 8/1/1998 N N/A O Owned 119 5 5 1 1 1 1 $ $ 521.86 1 1/1/1989 N N/A O Owned 120 6 6 2 2 2 2 $ $ 808.90 7 7/1/2000 N N/A O Owned 'T7—.,t,.,, .,, 1 —td. Page 19 121 1 1 2 2 1 1.5 $ $ 875.44 9 9/1/2004 N N/A O Owned 122 * *NP N NP N NP $ $ 559.49 7 7/1/1997 N N/A O Owned 123 1 1 1 1 1 1 $ $ 733.74 1 11/112004 N N/A O Owned 124 * *NP N NP N NP $ $ 900.00 4 4/30/2010 N N/A R Rented 125 * *NP N NP N NP $ $ 816.49 7 7/1/2003 N N/A O Owned 126 * *NP N NP N NP $ $ 764.41 1 11/1/2006 N N/ O Owned 127 1 1 3 3 1 1 $ $ 670.94 8 8/1/1996 N N/A O Owned 128 7 7 3 3 2 2 $ $ 462.86 7 7/1/2003 N N/A O Owned 129 N NA N NA N NA N NA N NA N NA V Vacant Space 130 1 1 1 1 1 1 $ $ 814.67 6 6/1/2000 N N/A O Owned A N NA N NA N NA N NA V Vacant Space 132 L * *NP 3 3 1 1 $ $ 500.81 1 11/1/1984 N N/A O Owned 132 T 3 3 3 3 N NP $ $ 1,500.00 N NP N N/A R Rented 133 1 1 1 1 $ $ 469.72 1 1/1/2009 N N/A O Owned 134 2 2 1 1 1 1 $ $ 499.75 7 7/1/1997 N N/A O Owned 135 1 1 1 1 $ $ 471.50 1 11/1/1998 N N/A O Owned 136 1 1 1 1 $ $ 539.45 1 12/111997 N N/A O Owned 137 2 2 1 1 $ $ 777.32 6 6/1/2000 N N/A O Owned 138 1 1 1 1 1 1 $ $ 634.88 9 9/1/2004 N N/A O Owned 141 2 2 2 2 2 2 $ $ 539.27 1 12/1/2002 N N/A O Owned 142 1 1 1 1 1 1 $ $ 468.98 1 10/30/08 N N/A O Owned 'T7—.,t,.,, .,, 1 —td. Page 20 143 1 1 1 $ 499.74 2/1/2006 N/A Owned 144 1 2 1 $ 767.00 12/1/1987 N/A Owned 145 *NP NP NP $ 623.68 4/1/2007 N/A Owned 146 6 4 2 $ 819.07 611912004 N/A Owned 147 *NP NP NP $ 803.67 6/1/1998 N/A Owned 148 3 2 1 $ 428.27 9/1/2001 N/K Owned 149 1 2 1 $ 732.52 7/1/1997 N/A Owned 150 2 1 1 $ 480.23 4/1/1998 N/A Owned 151 2 3 2 $ 509.24 1/3112003 N/A Owned 152 *NP 3 2 $ 555.67 2/1/1999 N/A Owned 153 L 4 2 1 $ 802.27 m 6/1/2002 N/A Owned 154 1 2 2 4 801.41 12/111991 N/A Owned 155 3 2 746.21 7/1/1996 N/A Owned 156 1 2 $ 556.56 5/1/2001 N/A Owned 157 3 2 2 $ 497.46 7/1/2001 N/A Owned Reporting as of 2/4/2011 NP = Not Provided = Accounts for at least 1 residential occupant NA = Not Applicable Ll Vacant Space Renter/ Rented 'q Residential Occupants U Units N Number of Residents Owner Occupied Mobilehomes 1 135 2 285 Rental Tenant Occupied Mobilehomes 8 8 1 16 Vacant Mobilehomes and Including the 3 3 0 0 Estimated Occupied Mobilehome Totals 1 146 3 301 'T7—.,t,.,, .,, 1 —td. Page 21 6.2 Valuation of Mobilehomes There are three approaches to valuation as defined by the American Society of Appraisers. They are Cost Approach, Sales Comparison Approach, and Income Approach. The approaches that were found appropriate by Hjelmstrom & Associates for this appraisal are the Cost And Sales Comparison Approaches. The Income Approach was not utilized because the assets are not considered income property for the purpose of evaluating the mobilehomes. For the definition of each of the three approaches described above, please refer to "Attachment A, page 6 ". The appraisal process to determine the value of the mobilehomes included notifying the Park residents of the need to reappraise their mobilehomes to update the Relocation Impact Report (RIR). Onsite mobilehome inspections took place in December of 2010. Follow up inspections and inspections for residents who had special requirements or were out of town occurred between December of 2010 and January 2011. Residents were asked to contact the appraiser if they thought special attention had to be given to improvements that may not be obvious during a normal inspection (i.e. copper piping, new electrical, etc.) Out of the 136 mobilehomes that where inspected by the appraiser, 29 residents contacted the appraiser and requested an internal inspections of their mobilehome to point out such improvements. Detailed notes and photographs were taken of each mobilehome, including measurements to determine square footage, quality, condition, additions to the square foot living area, sidings, skirting, roofing, foundations, carports, canopies, porch configuration, landscaping, windows, upgrades to the mobilehome, and other related improvements. The location of each space was given consideration regarding the privacy and views related to the site since these factors have an influence on the price a homeowner may obtain for their mobilehome even though they are not the fee owners of the land. Views are generally considered attractive in the Orange County market and were giving significant consideration in the Fair Market Value in Place for each of the homes. Obstructed views due to deferred landscaping maintenance were treated as unobstructed. 6.3 Detailed Listing of Capistrano Terrace Mobilehomes The condition reflects the physical characteristics of the appraised mobilehomes including effects of war and tear, design, eye appeal, deterioration from the elements, functional of technical obsolescence, and noted maintenance practice. The overall condition is denoted by "E" for the best condition and "S" for the worst. The Seven ratings are listed as follows: E Excellent New design and appeal, restored state, technology and functional capabilities are current, top physical condition, very little use. VG Very Good Like new, only slightly used, very desirable design and appeal. Pa.a9e 'T7—.,t,.,, .,, 1 —td. Page 22 G Good Well maintained, minor physical wear and tear, good utility. A Average Physical wear and tear is obvious, minor mechanical or cosmetic repair required, utility remains adequate. F Fair Used property which requires some repair and replacement. t P Poor Used property requiring major repair, with limited utility or appeal. S Scrap The estimated amount expressed in terms of money that could be realized for the property if it were sold for its material content, not for a productive use. The table below summarizes the number of mobilehomes that were inspected, mobilehome characteristics, current value, and the increase or decrease in value from the previous appraisal. SPACE # S SUBJECT CHARACTERISTICS 3/17/07 % CURRENT % VALUE SF Y YEAR T TYPE W QUALITY/ C CONDITION P 1 6 640 1 1982 M MFG HM A A2 A A $ $50,000 $ $62,200 2 24% 2 8 800 1 1978 M MFG HM A A2 A A $ $57,000 $ $46,700 - -18% 3 5 580 1 1968 M MBL HM A Al A A $ $60,000 $ $42,800 - -28% 4 8 800 1 1970 M MBL HM A A2 A A $ $60,000 $ $46,700 - -22% 5 6 672 1 1966 M MBL HM L L2 F F $ $45,000 $ $32,900 - -26% 6 9 900 2 2002 M MFG HM G G2 G G $ $77,000 $ $64,700 - -16% 7 7 744 1 1970 M MBL HM A Al F F $ $60,000 $ $38,600 - -35% 8 8 884 1 1966 M MBL HM A Al A A $ $65,000 $ $46,700 - -28% 9 7 780 1 1968 M MBL HM A Al F F $ $60,000 $ $38,900 - -35% 10 8 800 1 1970 M MBL HM L L2 A A $ $62,000 $ $41,100 - -33% 11 6 672 1 1968 M MBL HM L L1 A A $ $61,000 $ $36,000 4 41% 12 1 1,404 1 1992 M MFG HM G G2 V VG $ $110,000 $ $154,500 4 40% 12A 7 717 1 1963 M MBL HM L L1 F F $ $62,000 $ $40,300 - -35% 14 1 1,177 1 1964 M MBL HM A Al A A $ $52,000 $ $82,900 5 59% 15 9 920 1 1965 M MBL HM L L2 A A $ $85,000 $ $92,700 9 9% 16 1 1,080 1 1966 M MBL HM L L2 F F $ $70,000 $ $58,000 - -17% 17 7 702 1 1966 M MBL HM L L1 A A $ $71,000 $ $53,200 - -25% 22 1 1,100 1 1966 M MBL HM L L2 A A $ $82,000 $ $72,100 - -12% 23 7 782 1 1966 M MBL HM L L1 A A $ $62,000 $ $50,600 - -18% 24 1 1,320 1 1966 M MBL HM L L2 A A $ $85,000 $ $66,300 - -22% 25 6 684 1 1963 M MBL HM L L1 A A $ $70,000 $ $47,000 - -32% 26 7 786 1 1960 M MBL HM L L1 A A $ $63,000 $ $53,000 - -16% 'T7-.,t,.,, .,, J -td. Page 23 27 5 588 1 1955 M MBL HM L L1 G G $ $45,000 $ $46,400 3 3% 27B 8 840 1 1981 M MFG HM A A2 A A $ $66,000 $ $66,400 1 1% 28 1 1,040 1 1964 M MBL HM L L2 F F $ $68,000 $ $50,900 - -25% 29 P PARK OWNED - NOT VALUED N N/A 30 1 1,040 1 1967 M MBL HM L L2 A A $ $80,000 $ $53,900 - -32% 32 9 900 1 1965 M MBL HM L L2 F F $ $68,000 $ $45,300 - -33% 33 9 947 1 1968 M MBL HM L L2 F F $ $57,000 $ $44,800 - -21% 34 4 472 1 1959 M MBL HM L L1 F F $ $40,000 $ $35,000 - -12% 35 8 800 1 1967 M MBL HM L L2 A A $ $62,000 $ $42,500 - -31% 36 6 672 1 1968 M MBL HM L L1 A A $ $52,000 $ $43,200 - -17% 37 1 1,000 1 1969 M MBL HM L L2 A A $ $75,000 $ $55,700 - -26% 38 7 720 1 1963 M MBL HM L L1 F F $ $58,000 $ $36,700 - -37% 39 1 1,000 1 1962 M MBL HM L L2 F F $ $66,000 $ $52,500 - -20% 40 7 763 1 1967 M MBL HM L L1 F F $ $60,000 $ $46,900 - -22% 42 7 768 1 1964 M MBL HM L L1 A A $ $55,000 $ $44,300 - -19% 43 6 672 1 1985 M MFG HM A Al A A $ $56,000 $ $47,900 - -14% 44 1 1,056 1 1997 M MFG HM A A2 G G $ $80,000 $ $69,200 - -13% 45 7 756 1 1983 M MFG HM A Al A A $ $61,000 $ $47,200 - -22% 46 7 700 ? ?? M MFG HM L L1 F F $ $55,000 $ $40,600 - -26% 47 7 740 1 1964 M MBL HM L L1 A A $ $53,000 $ $48,600 - -8% 48 5 588 1 1964 M MBL HM L L1 A A $ $48,000 $ $41,100 - -14% 49 6 635 1 1957 M MBL HM L L1 F F $ $53,000 $ $33,200 - -37% 50 P PARK OWNED - NOT VALUED 0 0 N N/A 51 1 1,220 1 1965 M MBL HM L L2 F F $ $83,000 $ $54,800 - -34% 52 8 880 1 1964 M MBL HM L L2 F F $ $63,000 $ $48,200 - -23% 53 6 680 1 1980 M MFG HM A A2 A A $ $67,000 $ $48,400 - -27% 54 P PARK OWNED - NOT VALUED N N/A 55 8 800 1 1967 M MBL HM L L1 A A $ $62,500 $ $44,200 - -29% 56 9 960 1 1981 M MFG HM A A2 A A $ $70,000 $ $59,300 - -15% 57 8 860 1 1962 M MBL HM L L1 A A $ $65,000 $ $48,100 - -26% 58 1 1,080 1 1982 M MFG HM A A2 A A $ $82,000 $ $61,300 - -25% 59 8 830 1 1959 M MBL HM L Ll F F $ $58,000 $ $42,000 - -27% 60 8 855 1 1962 M MBL HM L L1 F F $ $63,000 $ $44,000 - -30% 61 4 480 1 1975 M MBL HM A Al G G $ $42,000 $ $40,100 - -4% 62 9 950 1 1962 M MBL HM L L1 A A $ $88,000 $ $57,700 - -34% 63 1 1,040 2 2004 M MFG HM G G2 G G $ $83,000 $ $69,400 - -16% 64 7 768 2 2003 M MFG HM G Gl G G $ $77,500 $ $65,900 - -15% 65 8 800 1 1968 M MBL HM L L2 F F $ $62,000 $ $37,500 - -40% 66 P PARK OWNED - NOT VALUED N N/A 67 8 899 1 1964 M MBL HM L L1 G G $ $65,000 $ $47,300 - -27% 68 8 880 1 1960 M MBL HM L L1 F F $ $59,000 $ $38,400 - -36% 69 1 1,120 1 1973 M MBL HM L L2 F F $ $89,000 $ $57,300 - -35% 70 P PARK OWNED - NOT VALUED N N/A 'T7-.,t,.,, .,, 1 -td. Page 24 71 6 684 1 1971 M MBL HM L L1 F F $ $52,000 $ $34,100 - -34% 72 1 1,080 1 1965 M MBL HM L L2 A A $ $65,000 $ $53,300 - -18% 73 8 860 1 1965 M MBL HM L L1 A A $ $62,500 $ $44,300 - -29% 74 1 1,040 1 1968 M MBL HM L L2 A A $ $53,400 0 0% 75 1 1,040 1 1966 M MBL HM L L2 A A $ $83,000 $ $54,000 - -34% 76 1 1,040 1 1966 M MBL HM L L2 A A $ $68,000 $ $48,600 - -28% 78 8 800 1 1966 M MBL HM L L2 A A $ $62,000 $ $42,100 - -32% 79 P PARK OWNED - NOT VALUED N N/A 81 8 876 1 1964 M MBL HM L Ll A A $ $65,000 $ $46,800 - -28% 82 8 800 1 1969 M MBL HM L L2 A A $ $62,000 $ $44,400 - -28% 83 7 700 1 1963 M MBL HM L L1 G G $ $62,500 $ $44,300 - -33% 84 6 672 1 1982 M MFG HM A Al F F $ $63,000 $ $38,300 - -39% 85 6 670 1 1959 M MBL HM L L1 A A $ $55,000 $ $46,300 - -16% 86 7 728 1 1963 M MBL HM L L1 A A $ $63,000 $ $43,300 - -31% 87 6 672 1 1962 M MBL HM L L1 F F $ $56,000 $ $30,600 - -45% 88 8 800 1 1969 M MBL HM L L2 A A $ $62,000 $ $42,500 - -31% 89 8 812 1 1985 M MFG HM A Al A A $ $62,000 $ $50,300 - -19% 90 9 960 1 1985 M MFG HM A A2 A A $ $70,000 $ $53,600 - -23% 91 4 440 1 1959 M MBL HM L L1 F F $ $40,000 $ $26,100 - -34% 92 5 592 1 1980 M MFG HM A A2 F F $ $50,000 $ $30,100 - -40% 93 8 800 1 1968 M MBL HM L L2 A A $ $57,000 $ $35,200 - -38% 94 7 748 1 1964 M MBL HM L L1 F F $ $59,000 $ $36,600 - -38% 95 1 1,080 1 1966 M MBL HM L L2 F F $ $72,000 $ $47,300 - -34% 96 7 735 1 1985 M MFG HM A Al G G $ $58,000 $ $47,700 - -17% 97 6 604 1 1985 M MFG HM A Al G G $ $50,000 $ $38,000 - -24% 98 8 800 1 1975 M MBL HM A A2 A A $ $67,000 $ $46,000 - -31% 99 8 880 1 1984 M MFG HM A A2 G G $ $70,000 $ $58,800 - -16% 100 8 856 1 1961 M MBL HM L L1 F F $ $65,000 $ $41,900 - -36% 101 8 815 1 1962 M MBL HM L L1 A A $ $62,000 $ $41,100 - -33% 103 8 820 1 1980 M MFG HM A A2 A A $ $62,000 $ $44,100 - -28% 104 7 714 1 1987 M MFG HM A Al G G $ $65,000 $ $49,800 - -23% 106 1 1,056 1 1990 M MFG HM A A2 G G $ $75,000 $ $70,600 - -6% 107 8 840 1 1965 M MBL HM L L1 A A $ $63,000 $ $45,500 - -27% 108 V VACANT N N/A 109 6 622 1 1964 M MBL HM L L1 A A $ $53,000 $ $43,800 - -17% 111 _ 8 800 1 1966 M MBL HM L L2 A A $ $66,000 $ $49,500 - -25% 112 6 636 1 1969 M MBL HM L L1 A A $ $56,000 $ $39,300 - -29% 113 9 900 1 1978 M MFG HM A A2 F F $ $66,000 $ $44,700 - -32% 114 5 576 1 1968 M MBL HM L L1 A A $ $48,000 $ $35,300 - -26% 115 7 740 1 1961 M MBL HM L L1 A A $ $64,000 $ $42,100 - -34% 116 9 960 1 1964 M MBL HM L L2 G G $ $70,000 $ $62,700 - -10% 117 4 470 1 1966 M MBL HM L L1 A A $ $45,000 $ $29,100 - -35% 118 6 604 1 1964 M MBL HM L L1 F F $ $50,000 $ $31,600 - -37% 'T7-.,t,.,, .,, 1 -td. Page 25 119 500 1962 MBL HM L1 F $45,000 $31,000 -31% 120 850 1983 MFG HM A2 G $75,000 $55,800 -25% 121 812 1965 MBL HM L1 A $66,000 $44,300 -32% 122 696 1971 MBL HM L1 F $63,000 $37,900 -40% 123 600 1964 MBL HM L1 A $65,000 $41,200 -37% 124 PARK OWNED - NOT VALUED N/A 125 624 1962 MBL HM L1 A $65,000 $38,000 -42% 126 600 1966 MBL HM L1 A $59,000 $40,800 -30% 127 888 1964 MBL HM L1 A $62,500 $36,500 -41% 128 1,120 2002 MFG HM G2 G $88,000 $77,400 -12% 129 VACANT N/A 130 648 1970 1 MBL HM I L1 F $53,000 $35,700 -32% 131 VACANT N/A 132 576 1968 MBL HM L1 A $48,000 $29,100 -39% 133 692 1971 MBL HM L1 A $63,000 $34,100 -46% 134 576 1979 MFG HM Al F $48,000 $28,100 -41% 135 636 1965 MBL HM L1 A $52,000 $32,600 -37% 136 360 1963 MBL HM L1 A $38,000 $24,100 -36% 137 576 1984 MFG HM Al A $59,000 $34,100 42% 138 480 1 1982 IMFG HM I Al G $42,000 $36,000 -14% 139 VACANT N/A 140 840 1980 MFG HM A2 A $62,000 $43,800 -29% 141 800 1980 MFG HM A2 A $62,000 $43,700 -29% 142 352 1958 MBL HM l-1 F $35,000 $19,900 -43% 143 560 1990 MFG HM A1.11" G $52,000 $44,200 -15% 144 576 1980 MFG HM A $48,000 $37,300 -22% 145 444 1989 MFG HM Al G $45,000 $34,900 -22% 146 1,000 1968 fMBL HM L2 A $66,000 $62,100 -6% 147 768 1986 MFG HM A2 A $65,000 $40,600 -37% 148 534 1967 MBL HM L1 G $48,000 $35,000 -28% 149 928 1967 MBL HM L2 A $65,000 $48,800 -25% 150 696 1963 MBL HM Ll A $57,000 $38,500 -32% 151 1,152 1991 MFG HM A2 A $90,000 $58,700 -34% 152 1,080 1981 MFG HM A2 G $85,000 $70,600 -17% 153 580 1965 MBL HM L1 A $62,000 $41,500 -33% 154 984 1980 MFG HM A2 G $66,000 $65,900 -0.2% 155 800 1972 MBL HM L2 A $62,000 $40,300 -35% 156 960 1971 MBL HM L2 A $67,000 $50,300 -25% 157 1,205 1964 MBL HM L2 G $85,000 $63,300 -25% SF = Total living area including all add -ons. MFG HM = Manufactured Home built post -1976. MBL HM = Mobilehome built pre -1976. `Pa.a9e,. 'T7-.,t,.,, .,, 1 -td. Page 26 Quality = Original construction cost per square foot where G is higher, A is average, L is lower. Wide = 2 for double -wide and 1 for single -wide. FMV in Place = Fair Market Value in place Based on this survey information, Park mobilehome have an average value of $47,046, a median value of $46,800, and a range of values between $19,900 and $154,500 (within one standard deviation of the average). Following a large down turn in the real estate market over the past three years, there has been significant drop off in the prices of real property and manufactured housing across the United States. California markets, and more specifically the Southern California real estate markets, have not been shielded from the significant drop off in pricing. This drop off in pricing is illustrated by information gathered from DataQuick Information Systems. DataQuick Information Systems monitor real estate activity nationwide and provides information regarding current real estate market trends. According to DataQuick, the median price paid for a Southland home in January fell slightly ( -0.6 %) from a year earlier, marking the first year- over -year decline since October 2009. The median's low point for the current real estate cycle was $247,000 in April 2009, while the high point was $505,000 in mid 2007. The peak -to- trough drop was due to a decline in home values as well as a shift in sales toward low -cost homes, especially inland foreclosures. At the county level last month, the overall median sale price fell on a year- over -year basis in four counties and was unchanged in two. Declines from a year ago were logged in Orange ( -1.7 percent), Riverside ( -1.0 percent), San Diego (4.3 percent), and Ventura ( -1.4 percent) counties, while the median was the same as a year ago in Los Angeles and San Bernardino counties (Source: DQNews.com). Hjelmstrom and Associates completed the individual appraisals of each mobilehome at the Park, and few of them showed gains in their fair market value. For those homes showing an increase in market value, major upgrades and significant construction were considered as the determining factors for the increase in value. However, the majority of the manufactured homes in the Park experienced a significant decline in market value with the down turn in the real estate market, showing on average, a 24% decline in the individual values of the Park units from the prior appraisal conducted for the last relocation impact report is 2008 (see above table for specific changes). Because the decline in market value of housing and rents was comparable across the board and affected all sectors of housing, the decline in value should not directly affect a Park resident's ability to secure and occupy replacement housing due to the corresponding drop in the price of replacement housing. `Pa.a9e,. 'T7—.,t,.,, .,, 1 _td. Page 27 6.4 Mobilehomes Eligible for Relocation, Relocation Costs and Demolition Costs All mobilehomes located at the Park were individually evaluated for their ability to relocate to another location by Richey Construction, a professional company that specializes in mobilehome set up, relocation and demolition. The ability to be relocated was based upon many considerations such as age, structural integrity, generally accepted park rules and practices and the desirability for use on private property. Each property was inspected and detailed individual cost breakdowns were prepated (see Attachment B). Although a number of the mobilehomes are in very good to excellent condition, there are other limitations to relocation. Generally accepted practices and regulations among mobilehome park owners and operators allow relocated mobilehomes to be sited within a park if they are less than 5 years old and disallow relocation of those that are more than 10 years old. Relocation into a park of those mobilehomes that are 5 -10 years in age is still generally at the park management's discretion. While there are a number of homes in the Park that could structurally withstand the rigors of relocation, only 3 of the mobilehomes meet the 10 year age requirement and could be considered for acceptance by another park. There is however the option for the residents to find a privately held replacement property to relocate their mobilehome where the unit's age would not be a factor. Although evaluating the potential for relocation of Park homes to an individually -owned private property is well beyond the scope of this report, given the relatively high land value in Orange County and LA county, such properties would typically be found in Riverside or San Bernardino Counties. For this reason, Richey Construction has provided a detailed cost for all of the units that may qualify to be relocated based upon this consideration. 7.0 Relocation Resources Pursuant to the City of San Juan Capistrano Municipal Code, all parks within a 50 mile radius of the City of San Juan Capistrano must be considered as possible relocation sites for mobilehomes affected by potential park closure. For the purpose of the Report, Paragon contacted mobilehome parks and gathered information including the number of available spaces in the park and vacant spaces to relocate mobilehomes. Additionally, Paragon used the multiple listing service to identify all mobilehome listed for sale within the required 50 mile distance from the Park and also determined their average value per square footage based on listing prices to determine whether the park was comprised of mobilehomes of comparable value. The graphic below depicts the area that was considered for potential relocation of mobilehomes from the Park: `r1a.a9e,. 'T7—.,t,.,, .,, 1 —td. Page 28 Paragon conducted on -site inspections of several existing mobilehome parks and determined that there are several parks within the City of San Juan Capistrano that are generally comparable, in terms of density, park condition, and monthly space rent to the subject Park. There are 5 existing mobilehome parks located within 2 miles of the Park that could be considered comparable. The table below identifies the 5 mobilehome parks and compares them to the subject Park. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 29 Capistrano Rancho Alipaz Capistrano Terrace Mobilehome Rancho Del Avion San Juan Valley Mobile El Nido Mobile Factors Mobilehome Park Park Mobilehome Park Mobile Estates Estates Estates 26000 Ave 27703 Ortega 32802 Valley Rd 32371 Alipaz St 32742 Alipaz St 32302 Alipaz St Address Aeropuerto Hwy San Juan San Juan San Juan San Juan San Juan San Juan Capistrano, CA Capistrano, CA Capistrano, CA Capistrano, CA Capistrano, CA Capistrano Spaces in Park 157 132 171 312 230 156 Monthly Space $428 -$905 $610 -$749 N /AV $800 $490 -$700 $500 -$900 Rent Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 29 Neighborhood (good, fair, poor) Good Good Good Good Good Good General Condition of Mobilehomes Good Good Good Good Good Good (good, fair, poor) Distance from N/A 1.75 miles 2.14 miles 1.63 Miles 1.89 miles 2.10 miles Subject Park These properties, due to their close proximity share many characteristics identified by the residents of Capistrano Terrace as important and desirable in the subject Park. Some of those characteristics include access to local shopping, medical facilities, local doctors and schools within the same district as the subject Park. In addition, the mobilehome parks listed above are about the same age as the displacement park, have park- maintained landscaping, are freeway close and enjoy a diverse occupant make up. Monthly costs and rental rates for the above listed five parks vary and are dependent upon specific location in their respective parks. The lot rentals range between $490 and $900. These rent amounts reflect similar rate ranges for the subject Park which vary between $428 and $905. Lastly, the communities above do have and maintain a pool and community center that are in working and accessible condition for the common use and enjoyment by the residents. 7.1 Replacement Housing Affordability Replacement Housing Affordability is an important factor in the overall issue of potential park closure. A primary intent of the Municipal Code governing park closures is to minimize the potential adverse impact a park closure could have on its residents. The Municipal Code requires that a CIR identify the availability of mobilehome lots and residential housing within a fifty (50) mile radius of the impacted park. Replacement mobilehome housing within a 50 mile radius from Capistrano Terrace includes a large number and variety of available homes in varying ranges of cost. Paragon has identified two specific replacement housing costs for consideration in replacement housing affordability. The first cost is the average square foot value of all mobilehomes within the 50 -mile area described above, and additionally the average square foot value of all mobilehomes that lie within the Orange County limits. Through the market research parameters listed above, Paragon determined that the average replacement listing price for all mobilehomes for sale within the 50 mile radius was $49.45 per square foot. It was also determined that those prices dramatically changed when the parameters were confined to the Orange County limits. The average listing price for all mobilehomes specifically located within the Orange County limits was found to be $62.15. These two different amounts can then be compared against the Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 30 appraised value of $58.88 per square foot determined by certified appraiser Hjelmstrom and Associates for the subject Park. While the average price of $58.88 per square foot for Park mobilehomes is slightly lower, roughly 5% less, than the average price of $62.15 per square foot for mobilehomes in Orange County, the average square foot price of Park mobilehomes is substantially higher, over 19% greater, than the average square foot price for mobilehomes within 50 miles of the Park. This significant difference in cost reflects the premium value of mobilehomes located in Orange County and the fact that the 50 mile radius includes the price of Los Angeles County and Riverside County mobilehomes which are substantially lower than those in Orange County and thus, "skews" the lower end of the value range thereby pulling down the average value. It The appraised value of each of the mobilehomes in the Park appears to be sufficient to acquire replacement housing within the 50 mile radius prescribed by the Municipal Code. It is also believed that the majority of the replacement housing found in our market research area of Orange County may also be affordable to Park residents. Considering the recent downturn of the residential market, the actual sale price of a replacement unit may be less than the listing price. Therefore, residents should be able to use the compensation calculated by Hjelmstrom and Associates to purchase replacement housing within a 50 mile radius. 7.2 Market Availability According to our research, 1,194 mobilehomes were found listed by a realtor or listing agent (See Attachment E) within the counties of Los Angeles, San Bernardino, Riverside, Orange and San Diego within the 50 mile radius area. Beyond those properties listed for sale, replacement rental housing was also researched and found to be in sufficient supply. Paragon identified comparable replacements and rental units in surrounding neighborhoods in the nearby area. These areas are most comparable to the displacement property (see Attachment E). The investigation indicates there are an adequate number of replacement units available to accommodate the needs of the Park residents that may potentially be displaced due to the Park's closure. Additionally, the survey that was conducted by Paragon for replacement housing availability indicates that there is an adequate supply of replacement housing units for the Park's residents to select from; both for sale and for rent. At this time, there are no other known relocation projects public or private in the nearby area that would directly affect the housing supply or overburden the local housing market. 7.3 Project Funding/ Proposed Mitigation The proposed closure of the Capistrano Terrace Mobilehome Park would be funded by the Park owner, Capistrano Terrace LLC. The relocation assistance available to affected residents would be governed by Municipal Code Section 9- 2.311(f) which Pa.a9e 'T7—.,t,.,, .,, 1 —td. Page 31 provides that the City Council may impose conditions to mitigate the impacts of potential closure on park residents including the following: 1. Payment of relocation assistance to each resident who resided in the park at the time of, or subsequent to, the filing of the relocation impact report and who was actually displaced as a result of an approved relocation plan. 2. Payment of the cost of relocating the mobilehomes identified in subsection (c)(2)(J) above to available lots in mobilehome parks within the study area. The cost of relocating shall include the costs of physically moving the mobilehome and movable improvements such as patios, carports, and porches, to a new site (i.e., dismantling, packing, moving, reassembling, rebuilding, including skirting and tie - downs, and unpacking, as necessary; and packing, moving, and unpacking all personal property). 3. Payment of a lump sum to compensate for payment of the first and last month's rent and any security deposit at the new mobilehome park. 4. Payment of a lump sum to compensate for any differential between rental rates at the closing mobilehome park and the new mobilehome park during the first year of the new tenancy. 5. For residents, the costs may include all reasonable expenses incurred in moving to a new location of their choice, up to a maximum distance of fifty (50) miles. 6. For homeowners who are unable to reasonably relocate their mobilehome, payment of fair market value for their mobilehome based on information contained in the approved relocation impact report. 7. If the park is to be converted to another residential use, setting aside a certain number of affordable units for the residents of the park, either on -site or off -site within the City limits, pursuant to the provisions of Section 9- 3.505, Affordable Housing Requirements; or providing payment of housing in -lieu fees pursuant to the provisions of Section 9- 5.103, Housing In -Lieu Fee. 8. In order to facilitate a proposed conversion, closure, or cessation of use of a mobilehome park, the residents and applicant may agree to mutually satisfactory conditions. Such an agreement shall be in writing, shall include a provision stating that the resident is aware of the provisions of this section, shall include a copy of this section as an attachment, shall include a provision in at least 12 -point type which clearly informs the resident of the right to seek advice of an attorney prior to signing the agreement with regard to the resident's rights under such agreement, and shall be drafted in the form and content otherwise required by applicable state law. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 32 Based on Paragon's experience with mobilehome park closures and the subsequent relocation of tenants, Paragon identified four possible scenarios that apply to residents of Capistrano Terrace. Listed below are the scenarios that were identified through the interview process with the residents. Scenario #1 — Actual Physical Move of Mobilehome Any owner whose first choice is to have their mobilehome relocated, and have a unit that is structurally able to withstand the relocation process of tear down and re- assembly; and has either been accepted for relocation into an existing park ( "relocation park ") by the Park management or has secured the necessary permit approvals for relocation of the mobilehome to a privately -owned lot shall be eligible for and subject to the following: A) Replacement Park Option ^� 1. Payment of the cost of relocating the mobilehomes identified as newer than ten years of age as described above to available lots in mobilehome parks within a 50 mile radius of Capistrano Terrace. The cost of relocating shall include all reasonable costs of physically moving the mobilehome and movable improvements such as patios, carports, and porches, to a new site (i.e., dismantling, packing, moving, reassembling, rebuilding, including skirting and tie - downs, and unpacking), as necessary to comply with local health and safety codes (Municipal Code 9- 2.331). 2. Payment of the costs of packing, moving, and unpacking all personal property by either a professional move company up to the limit of 50 miles with the price not to exceed bids determined by 2 written estimates of relocation, OR relocation by the occupants themselves with payment based upon a fixed per room schedule of habitable rooms. (See Attachment H). 3. Payment of a lump sum to compensate for payment of the first and last month's rent and any security deposit at the new mobilehome park selected. 4. Payment of a lump sum to compensate for any differential between rental rates at the closing mobilehome park and the new mobilehome park during the first year of the new tenancy. 5. Reasonable expenses that are incurred in moving to a new location of their choice, up to a maximum distance of 50 miles. This should include a per diem payment to the family for all necessary lodging, meals and accommodations during the tear down, transportation, and re- setting of the mobilehome in its new location. 6. Relocation advisory assistance services provided to the displaced residents which should include, but not be limited to, the explanation of relocation options, Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 33 assistance in the necessary claim paperwork to make payment available, relocation site identification, necessary assistance in negotiation with replacement park management, temporary housing coordination, mobilehome relocation contractor coordination, and the payment of benefits with any additional assistance necessary to obtain compensation. The relocation assistance payments will be contingent upon the owner's /resident's agreement to remove any and all improvements from the displacement site at the Capistrano Terrace. Any owner /resident that fails to completely remove all items (mobilehome, attached improvements and personal property) will have the cost of its removal offset from the payment of benefits, and the owner /resident will have to make payment out -of- pocket to cover any additional costs. B) Private Land Option 1. Payment of the cost of relocating the mobile -homes that are in acceptable condition to move to private property where legal permitting is available, but where age is not the determining factor, and that are within a 50 mile radius of Capistrano Terrace. The cost of relocating shall include all reasonable costs of physically moving the mobilehome and movable improvements such as patios, carports, and porches, to a new site (i.e., dismantling, packing, moving, reassembling, rebuilding, including skirting and tie - downs, and unpacking, as necessary to comply with local health and safety codes). 2. Payment of the costs of packing, moving, and unpacking all personal property by either a professional move company up to the limit of 50 miles with the price not to exceed determined by 2 written estimates of relocation, OR relocation by the occupants themselves with payment based upon a fixed per room schedule of habitable rooms (see Attachment H). 3. Payment of a lump sum to compensate for payment of the first and last month's rent and any security deposit at the privately held property for rental of the private space (if not owned by the mobilehome occupant). 4. Payment of a lump sum to compensate for any reasonable differential between rental rates at the closing mobilehome park and the new property (if not owned by mobilehome occupant) during the first year of the new tenancy. 5. Reasonable expenses that are incurred in moving to a new location of their choice, up to a maximum distance of 50 miles. This should include a per diem payment to the family for all necessary lodging, meals and accommodations during the tear down, transportation, and re- setting of the mobilehome in its new location. 6. Relocation advisory assistance services provided to the displaced resident which should include, but are not limited to the explanation of relocation options, assistance in the necessary claim paperwork to make payment available, relocation Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 34 site identification, necessary assistance in negotiation with replacement park management, temporary housing coordination, mobilehome relocation contractor coordination, and the payment of benefits with any additional assistance necessary to obtain compensation. The relocation assistance payments will be contingent upon the resident's agreement to remove any and all improvements from the displacement site at the Capistrano Terrace. Any resident that fails to completely remove all items (mobilehome, attached improvements and personal property) will have the cost of its removal offset from the payment of benefit, and the resident will have to make payment out of pocket to cover any additional costs. Scenario #2 — Fair Market Value Payment (Unable to move home due to condition or age) Any owner whose mobilehome has been deemed structurally un -fit for relocation per the Richey Construction individual reports (Attachment B) may receive a Fair Market Value Payment. In addition to the above, those units that will not qualify to enter replacement parks based upon age and /or generally accepted management practices will be eligible for the following: 1. Payment of the Fair Market Value for the mobilehome based on the valuation as identified by Hjelmstrom and Associates' appraisal (see attachment A). 2. Payment of the costs of packing, moving, and unpacking all personal property by either a professional move company up to the limit of 50 miles with the price not to exceed the prices as determined by 2 written estimates of relocation, OR relocation by the occupants themselves with payment based upon a fixed per room schedule of habitable rooms (see Attachment H). 3. Payment of a lump sum to compensate for payment of the first and last month's rent and any security deposit at the new mobilehome park selected. 4. Payment of a lump sum to compensate for any differential between rental rates at the closing mobilehome park and the new mobilehome park during the first year of the new tenancy. *Nni 5. Relocation advisory assistance services provided to the displaced resident which should include, but are not limited to the explanation of relocation options, assistance in the necessary claim paperwork to make payment available, relocation site identification, necessary assistance in negotiation with replacement park management, temporary housing coordination, mobilehome relocation contractor coordination, and the payment of benefits with any additional assistance necessary to obtain compensation. f^a.a9e 'T7—.,t,.,, .,, 1 —td. Page 35 Mobilehome owners will have to reach agreement with, and cooperate in the acquisition and final paperwork necessary to complete the transaction of the mobilehome by the Owner. Scenario #3 — Relocation Assistance for Rental Tenant Occupants All rental tenant occupants will be eligible for the following: 1. Payment of the costs of packing, moving, and unpacking all personal property by either a professional move company up to the limit of 50 miles, OR relocation by the occupants themselves with payment based upon a fixed moving schedule determined by the number of rooms occupied. 2. Payment of a lump sum to compensate for any differential between rental rates at the closing mobilehome park and a replacement housing unit for the first year of the new tenancy. Such payment will be 12 times the amount obtained from subtracting the residents current rent at the closing mobilehome park and the lesser of. 1) the monthly rent of the replacement dwelling occupied by the displaced resident, or 2) the monthly rent of a replacement dwelling of an equal number of bedrooms as the displacement dwelling. The monthly rent will be determined by conducting a 'Rent Analysis" of the housing market at the time of displacement. 3. Relocation advisory assistance services provided to the displaced resident which should include, but not be limited to, the explanation of relocation options, assistance in the necessary claim paperwork to make payment available, relocation site identification, necessary assistance in negotiation with replacement park management, temporary housing coordination, mobilehome relocation contractor coordination, and the payment of benefits with any additional assistance necessary to obtain compensation. All conditions and clauses must be honored for move out, including proper notification to the park owner. Scenario #4 — Mutual Agreement At any time in the course of the Park closure process, the residents and Owner may find it agreeable to achieve settlement by means of other compensation and /or agreement not listed in the scenarios above. Not all of the occupants of the Park are in the same financial situation or may feel that the compensation provided by Scenarios 1 through 3 above do not meet their specific and unique needs. These residents and Owner may therefore agree to any and all alternative benefits, services and /or compensation to secure title for removal of the mobilehome that is deemed mutually beneficial to both parties. Pa.a9e 'T7—.,t,.,, .,, 1 —td. Page 36 While the Municipal Code outlines and suggests possible mitigation measures to assist an Owner in the closure process, it does not outline specific plans for every affected resident. Paragon suggests the above City Municipal Code measures be combined to suit each scenario above and therefore maximize each individual household's relocation assistance benefits. Through this process, expedited settlement of claims and the timely completion of the relocation will be possible. 7.4 Issues Associated with Displacement Upon completion of the interview process with the residents at the Park, it was determined that there are several issues that will impact the tenants ability to successfully relocate to a new home or replacement mobilehome park site with their current residence. Of the 137 occupied residential units in the Capistrano Terrace, a total number of 4 mobilehomes from the Capistrano Terrace would be considered by replacement parks based on the age of the mobilehome. Although many of the homes are in good condition with significant upgrades, the surrounding mobilehome parks do not generally allow for mobilehomes and manufactured homes that are over the age of 5 to 10 years to be relocated and installed on their properties. Due to these park policies, the vast majority of the homes that are located in the Capistrano Terrace would not qualify for relocation to other parks. Mobilehome owners may find relocation of their unit limited to private land use which generally is not available within the City limits (note: most if not all vacant, single - family residential lots in the City are situated within custom home subdivisions which allow a mobilehome as a temporary residence during construction, but not as permanent residence. More significantly, the cost of custom home lots are so great that they would not be a cost - effective alternative for most if not all mobilehome owners in the Park). This means that the vast majority of the current mobilehome owners in Capistrano Terrace would either have to purchase replacement housing in a mobilehome park with a current inventory or enter into a form of conventional housing purchase or rental. Additionally, affordability opportunities in the nearby community are a concern to residents and could affect the successful closure of the Park. Of the residents that participated in the survey process, 25 residents ( +/ -17 %) did not provide income information, 19 residents ( +/ -13 %) responded with a moderate or above moderate income level, 14 residents ( +/ -10 %) reported earning a low income, and 50 ( +/ -35) households report earning income listed in the Very Low to Extremely Low category. For a detailed list of Income Limits in Orange County, please see "Attachment D ". The remaining mobilehome residential occupants, 35 ( +/ -25 %), declined to participate or provide income information to Paragon during the household survey process. Based upon the unverified reported incomes, replacement rents must be available at or below current Capistrano Terrace market rates to compensate for replacement site rents at other mobilehome parks in the area. Market research indicates that there are numerous mobilehome parks within the 50 mile area that provide space rents equal to or less than the space rent at Capistrano Terrace. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 37 Households that reported having disabilities or requiring special assistance, location and /or accommodations were considered. Of the residents that responded, 16 ( +/ -11 %) indicated that they require special accommodations at any potential replacement housing. These accommodations include, but are not limited to public transportation, wheelchair access, ADA (Americans with Disabilities Act) compliance, and local specialized physicians that are necessary for proper health. Paragon is sensitive to the needs of those requiring special assistance and advises that special accommodation must be granted in these cases to meet the needs of the residents if displacement occurs. These relocation services should include advisory assistance to the residents in selecting an ADA - compliant park, home or rental unit in addition to assistance in locating public transportation services within the local area or desired relocation. Although there are a high percentage of minority -owned mobilehomes in Capistrano Terrace, Paragon does not anticipate that there will be any difficulty securing replacement housing based upon either ethnicity or language barriers. Through bi- lingual relocation staff and the wide diversity of cultures in the Southern California region, no issues are anticipated. 7.5 Project Timeline The City has developed the following tentative timeline for processing of the Capistrano Terrace Mobile Home Park Closure Application: Milestone/Task Date Public Review Period on the Draft Relocation Impact Report May-June 2011 Evaluate public comments and complete responses and /or revisions to the Draft Relocation Impact Report June -July 2011 Prepare California Environmental Quality Act (CEQA) review and documentation July 2011 Public review period on draft California Environmental Quality Act CEQA documentation. and proposed determination August 2011 Housing Advisory Committee review Aug. —Sept. 2011 Planning Commission public hearing review and recommendation September 2011 City Council public hearing review and final action Oct. — Nov. 2011 7.6 Onsite Relocation Assistance Should the requested Park closure be approved by the City, Paragon recommends that the City require the Park owner to provide an onsite location for a relocation team member to assist the owners /residents of the Capistrano Terrace Mobilehome Park on a day -to -day basis. This location will provide residents with normal hours of operation to assure that their relocation /park closure - related issues are resolved in a timely fashion with the least amount of inconvenience to the Park residents. Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 38 8.0 Conclusion A successful Park closure process requires that the City assure that the Park owner will pay great attention to the personal needs and situations of all of the affected residents. As a neighborhood, the Capistrano Terrace Mobilehome Park is diverse in its demographic composition (age, gender, ethnicity, etc.) and background. The residents have numerous and varied needs for a local support system in order to aglow for successful day -to -day quality of life to continue. Residents' needs such as their proximity and access to shopping, transportation and specialized medical facilities and physicians, should be considered critical to the overall success of potentially relocating residents from the Park. As a result of market research, Paragon determined that nearby residential neighborhoods, especially existing mobilehome parks within the City of San Juan Capistrano provide the best match for the needs of the residents, due to the similar infrastructure and necessary services for all residential replacement housing scenarios. With careful consideration to the expressed needs of Park residents through the survey process, should the City Council take action to allow the Park closure to proceed, the City's Municipal Code contains provision that give the City the legal authority and the ability to require the Park owner to sufficiently abate the impacts of such a closure on the Park residents. The Report includes specific measures that would address the impacts of closure on residents under several possible scenarios, and will supply sufficient coverage to properly compensate and assist the individual households. This is true regardless of whether or not an individual mobilehome can be physically relocated to another mobilehome park. Should the City approve the Park closure application, relocation of households and /or mobilehomes will require intimate knowledge of every household need and situation to complete the move process and successfully address the needs of the residents of the Park. QJ Pa.a9e 'T7—.,t,.,, .,, 1 _td. Page 39 Attachment A — Hjelmstrom and Associates Property Valuations, Qualifications and Summary O� J� Attachment B — Richey Construction Relocation and Demolition Individual Estimates Q� O G� J� Attachment C — Replacement Housing Information — Parks Within 50 miles �P O JQ' Attachment D — Orange County Income Limits / Census Information Q� O G� C� Attachment E — Available Replacement Housing For Purchase and Rent Q� O G� J� Attachment F — Capistrano Terrace Rent Roll O� J� Attachment G — Firms for Mobilehome Relocation O� J� Attachment H — Fixed Move Schedule O� J� Attachment I - City Municipal Code Section 9 -2.331 O� J� MEETING DATE: December 4, 2012 ITEM NUMBER: SUBJECT: CLOSURE IMPACT REPORT FOR ANCHOR TRAILER PORT /MOBILEHOME PARK 1527 NEWPORT BOULEVARD DATE: DECEMBER 4, 2012 FROM: DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: CLAIRE FLYNN, ASSISTANT DIRECTOR OF DEVELOPMENT SERVICES FOR FURTHER INFORMATION CONTACT: HILDA VETURIS, MGMT. ANALYST (714) 754 -5608 hi Ida.veturis(o)costamesaca.gov RECOMMENDATION: Per applicant's request (copy attached), continue the public hearing set for December 4, 2012 related to the Closure Impact Report for Anchor Trailer Port/Mobilehome Park, 1527 New rt Boulevard, to the January 8, 2013 City Council meeting. Peter Naghavi Claire Flynn. AICP Economic and Development Services Development Services Assistant Director Director /Deputy CEO � %2tl� Hilda Veturis Management Analyst ATTACHMENT: 1. Continuance Request DISTRIBUTION: Chief Executive Officer Assistant Chief Executive Officer Deputy CEO / Economic & Development Services Director Public Services Director City Attorney Transportation Services Manager City Engineer City Clerk (20) Staff (4) — Planning Staff File (2) Celeste Brady, City Special Counsel File Applicant/Current Property Owner: V2V Properties- Anchor CM, LLC 990 Paseo La Cresta Palos Verdes Estates, CA 90274 Authorized Agent/Proposed Property Owner: IntraCorp Socal -1, LLC 4041 MacArthur Blvd, Ste. 250 Newport Beach, CA 92660 L. Sue Loftin, Esq. The Loftin Firm LLP 5760 Fleet Street, Suite 110 Carlsbad, CA 92008 Anchor Trailer Port Mobilehome Park Residents T h e L o r t i n F I r m LLP Attorneys at Law Via Email & U.S. Mail December 3, 2012 Claire Flynn Assistant Development Services Director City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Re: Hearing Topic: Closure Impact Report for Anchor Trailer Port/MHP 1527 Newport Boulevard, Costa Mesa Hearing Date: December 4, 2012 Hearing Item: PH -1 REQUEST: Continue Hearing to first hearing in January, 2013 Dear Ms. Flynn: This Firm represents Intracorp Socal -1, LLC, otherwise known as the "Proposed Owner ", for all purposes related to the above referenced matter. On behalf of Intracorp, Socal -1, LLC, we request that the hearing currently set for December 4, 2012 be continued to the first hearing in January 2013 . (rove understand die current date is January 1, 2013 but it may be continued to January 8, 2013), or such other date as soon thereafter that meets with the Council's schedule. We appreciate the work the City staff has under taken with Intracorp Socal -1 LLC and the residents of the Trailer Park and look forward to concluding this matter in January, 2013. Sincerely, THE LOFTIN FIRM LLP 1 L. Sue Loftin, Esq. cc: (All Via Email) Peter Naghavi, Director, Economic /Dev. Services; Hilda Veturis, Mgmt. Analyst; Celeste Brady, Special Counsel; Client 5760 Fleet Street, Suite 110 • Carlsbad • California • 92008 T: 760.431.2111 • F: 760.431.2003 • www.loftinfirm.com • sloftin @loftinfirm.com MAIntraCorp \450 City\le -Claire Flynn re Continuance 12- 3- 12.docx Client / Nile No Anchor TP -450 The Park is on a real property divided between two zones. The front portion of the parcel, along with properties to the north and south are zoned C2 General Business. The rear portion of the parcel along with properties to the north and south of the site are zoned MG General Industrial. The subject property and the two zones are shown in Attachment 1. The existing Park fronts on Newport Boulevard to the east and is within close proximity to the Costa Mesa /Newport Beach border. Just as the two zones divide the subject property, it is also split between two General Plan designations, with the front portion designated GC - General Commercial, and the back portion designated LI - Light Industry. The City is informed that Current Owner has entered into an agreement and is in escrow to sell the subject property that includes the existing Anchor Trailer Port Mobilehome Park to an entity named IntraCorp,Socal -1, LLC (Proposed Owner). The Proposed Owner, acting with authorization of the Current Owner, filed an application with the City notifying of its intention to close the Park, change the use, and convert the site to 40 residential live /work condominium units (New Project). The closure of a mobilehome park is regulated by various state laws, including California Government Code Sections 66427.4, 65863.8, the MRL, the RVL, together, the "Park Laws ". The owner of a mobilehome park, in this case the Proposed Owner with the consent of the Current Owner, must prepare a Closure Impact Report (CIR) prior to closing a park or converting the property to another use. Given the impending closure, the Proposed Owner has prepared a CIR and filed an application requesting a hearing before the City Council for a determination that the mitigation measures included in the CIR meet the requirements of the applicable Park Laws. Initially proceeding under another section of the Park Laws in July and again in August 2012, the Proposed Owner provided the mobilehome residents one -year written notices of its pending purchase of the Park property and its intention to close the Park by August 24, 2013. Since then, the Proposed Owner decided to proceed with the closure and change of use concurrently; thus, the closure of the Park is subject to Section 66427.4 of the Park Laws that provides for final closure of a mobilehome park not sooner than six months after the City takes action on the approvals for the New Project. Due to the changed timeline, the Proposed Owner cancelled and voided the previous one -year notices, and the operative closure date will be triggered by the City's approvals, if any, of the New Project that staff estimates will be presented for consideration and action by the Planning Commission in January or February 2013. The City's approvals on the New Project will trigger the Proposed Owner's issuance of the statutory six -month notice of intention to cease operation of the Park and termination of tenancies to all Park residents. The City has not adopted local laws that govern closure of mobilehome parks, so only the State Park Laws apply to mobilehome park closures in the City, including this closure. Pursuant to Section 66427.4 of the Park Laws, an owner that intends to close a mobilehome park must "file a report on the impact of the conversion upon the displaced residents of the mobilehome park to be converted. In determining the impact of the conversion on displaced mobilehome park residents, the report shall address the availability of adequate replacement space in mobilehome parks." Section 66427.4 required the Proposed Owner to "make a copy of the report [CIR] available to each resident of the mobilehome park at least 15 days prior to the hearing..." Also Section 66427.4, the City Council "may require the subdivider [Proposed Owner] to take steps to mitigate any adverse impact of the conversion on the ability of displaced mobilehome park residents to find adequate space in a mobilehome park." The Proposed Owner prepared and submitted to the City a CIR dated October 30, 2012 (Exhibit A to attached City Council Resolution), 2 Resident -Owned Homes 23 Park -Owned Homes 11 Manager-Owned Home 1 Vacant Spaces 8 Total 43 The Park is on a real property divided between two zones. The front portion of the parcel, along with properties to the north and south are zoned C2 General Business. The rear portion of the parcel along with properties to the north and south of the site are zoned MG General Industrial. The subject property and the two zones are shown in Attachment 1. The existing Park fronts on Newport Boulevard to the east and is within close proximity to the Costa Mesa /Newport Beach border. Just as the two zones divide the subject property, it is also split between two General Plan designations, with the front portion designated GC - General Commercial, and the back portion designated LI - Light Industry. The City is informed that Current Owner has entered into an agreement and is in escrow to sell the subject property that includes the existing Anchor Trailer Port Mobilehome Park to an entity named IntraCorp,Socal -1, LLC (Proposed Owner). The Proposed Owner, acting with authorization of the Current Owner, filed an application with the City notifying of its intention to close the Park, change the use, and convert the site to 40 residential live /work condominium units (New Project). The closure of a mobilehome park is regulated by various state laws, including California Government Code Sections 66427.4, 65863.8, the MRL, the RVL, together, the "Park Laws ". The owner of a mobilehome park, in this case the Proposed Owner with the consent of the Current Owner, must prepare a Closure Impact Report (CIR) prior to closing a park or converting the property to another use. Given the impending closure, the Proposed Owner has prepared a CIR and filed an application requesting a hearing before the City Council for a determination that the mitigation measures included in the CIR meet the requirements of the applicable Park Laws. Initially proceeding under another section of the Park Laws in July and again in August 2012, the Proposed Owner provided the mobilehome residents one -year written notices of its pending purchase of the Park property and its intention to close the Park by August 24, 2013. Since then, the Proposed Owner decided to proceed with the closure and change of use concurrently; thus, the closure of the Park is subject to Section 66427.4 of the Park Laws that provides for final closure of a mobilehome park not sooner than six months after the City takes action on the approvals for the New Project. Due to the changed timeline, the Proposed Owner cancelled and voided the previous one -year notices, and the operative closure date will be triggered by the City's approvals, if any, of the New Project that staff estimates will be presented for consideration and action by the Planning Commission in January or February 2013. The City's approvals on the New Project will trigger the Proposed Owner's issuance of the statutory six -month notice of intention to cease operation of the Park and termination of tenancies to all Park residents. The City has not adopted local laws that govern closure of mobilehome parks, so only the State Park Laws apply to mobilehome park closures in the City, including this closure. Pursuant to Section 66427.4 of the Park Laws, an owner that intends to close a mobilehome park must "file a report on the impact of the conversion upon the displaced residents of the mobilehome park to be converted. In determining the impact of the conversion on displaced mobilehome park residents, the report shall address the availability of adequate replacement space in mobilehome parks." Section 66427.4 required the Proposed Owner to "make a copy of the report [CIR] available to each resident of the mobilehome park at least 15 days prior to the hearing..." Also Section 66427.4, the City Council "may require the subdivider [Proposed Owner] to take steps to mitigate any adverse impact of the conversion on the ability of displaced mobilehome park residents to find adequate space in a mobilehome park." The Proposed Owner prepared and submitted to the City a CIR dated October 30, 2012 (Exhibit A to attached City Council Resolution), 2 which evaluates and mitigates adverse impacts due to closure of the Park and describes three "Relocation Options" to be selected by and paid to Eligible Residents by the Proposed Owner for moving from the Park. Also, the CIR discusses the stipend of $2000 that the Proposed Owner will pay to the Non - Eligible Residents. Under the Park Laws, the Proposed Owner mailed by USPS certified mail a copy of the CIR to all residents, and some residents also received the CIR by personal delivery, which deliveries occurred at least 15 days before the December 4 City Council hearing as evidenced by proofs of service signed under penalty of perjury by representatives of the Proposed Owner' counsel. Since the summer, City staff has continued to work closely with the Park residents, the Proposed Owner and its counsel, The Loftin Firm, regarding the intended closure of the Park and the draft CIR. The Proposed Owner and its counsel received and considered comments and requests from Park residents and comments and changes provided by City staff and City special counsel Celeste Brady of Stradling Yocca Carlson & Rauth. In addition, the Proposed Owner held several all residents' meetings, small group sessions, and met individually with residents; and, City staff arranged and held two more all residents' meetings at City Hall on October 11, 2012 and on November 15, 2012. At all meetings Park residents were encouraged to provide input on the draft CIR, the Park closure, the proposed Relocation Options, ask questions, and voice concerns about the Park closure process and adverse impacts on them as residents. As a result of these meetings, the Proposed Property Owner considered the comments provided by the residents and the City and incorporated substantive changes in the October 30, 2012 CIR. Notice of this meeting and hearing was provided by the Proposed Owner to all residents on October 31, 2012 under the Park Laws. A separate notice about the specific requirements of the Park Laws was provided by the City to the Current Owner and the Proposed Owner on November 2, 2012 per the Park Laws. Further, City staff sent the notice of hearing to persons located within a 500 -foot radius of the Park by a USPS mailing on November 20, 2012; and, City staff posted the Notice of Hearing at the Park property also on November 20, 2012. The Notice . invited residents and interested persons to the December 4, 2012 City Council hearing and solicited written testimony before the hearing and /or written and oral testimony at the hearing about the CIR. ANALYSIS The Park Laws and caselaw interpreting these laws require evaluation of adverse impacts and mitigation of impacts through relocation benefits to Eligible Residents. The Proposed Owner is also providing a stipend of $2000 to Non - Eligible Residents. There are 23 Eligible Residents at the Park who are eligible to select a Relocation Option and receive relocation /mitigation benefits based on the following: The term Eligible Residents is defined in the CIR: ➢ Residents who own a mobilehome located in the Park who occupy such mobilehome as a primary residence, and who have not signed a waiver relinquishing all rights to relocation benefits related to the impending Park Closure. ➢ Residents who own a travel trailer or recreational vehicle who have resided in a space in the Park for more than 9 months as their primary residence, from the date of the original draft CIR, and who have not signed a waiver relinquishing all rights to relocation benefits related to this Park Closure. 3 The CIR includes the following information about the Eligible Residents in occupancy at the Park as of October 2012. a� $''°`'�����Atx ANGIIOR`T2RAILERSPbR� %PAR Mobilehomes 8 Recreational Vehicles In Park 9 mos.+ 8 Travel Trailers In Park 9 mos.+ 7 Total 23 The term Non - Eligible Residents is defined in the CIR: ➢ Renters of Park -Owned Homes: Occupants who rent from the Current Owner, that are not eligible for relocation benefits and who also must select alternative housing due to Park Closure. Replacement Housing Availability and Options The CIR addresses the availability of adequate replacement space in Mobilehome /Recreational Vehicle Parks for mobilehomes, recreational vehicles or travel trailers within Orange County through survey responses of mobilehome parks in Costa Mesa and in the surrounding cities. Based on this information, it is noted that although several of the Eligible Residents indicated their desire to relocate close to the Park, many of the available spaces are limited by the number of parks that are within Costa Mesa or within the neighboring communities that accept older mobilehomes, recreational vehicles, or travel trailers. As a result of limited alternative mobilehome parks, mobilehome /recreational parks and recreational vehicle parks, information was provided to the Eligible Residents on alternative housing options. The housing options included information on apartment complexes, affordable housing projects, a list of resident -owned mobilehome parks, and a list of mobilehomes offered for sale in other parks. N Estimated Relocation Costs Listed below are the estimated costs of relocation by housing type. The expenses include; the relocation of the home, the costs of relocating the personal belongings (packing, moving and unpacking), the bonus Fund (not required by law) that is being provided by the Proposed Owner, and the per diem expenses based on size of the Eligible Resident household moving from the Park (up to 7 days). ANCHOR TRAILER PORT /PARK Estimated Costs of Relocation per Housing Type: f� Y G K n d, t l `4y } 7 x "�` gig 1NIdE �r,'bOi 1 If�ejv�R . 'a el 'i'i 'r•_.�'- A—'- -x x "`rx .�.eilx? r "_..__�.,. ai'�z'4" 1"'i3�s?P:.� _ M Relocation of Home $12,000 1 $13;000 $250 $2,500 Moving of Personal Property $600 $750 $250 $500 Pier Diem -Low Range $980 $980 $980. $980 (Based on 1 persont5days= $980) $19,080. .: $20;230 . ` $6,880: $9,480 Pier Diem -High Range $2,863 $2,863 $2,863 (Based on 4 personsl7days= $2,863) $20,963 $22,113 $8,763 Per Diem Expenses for Orange County as Provided by the federal GSA $2,863 $11,363 The United States General Services Administration ( "GSA') provides guidance for per diem reimbursement and has combined Orange, Los Angeles and Ventura Counties into one region. The per diem lodging cost for this region is $125 per night. In addition, the per diem rate for meals for this region is $71 per person. Given these rates, the following table represents the per diem amount per household based on the number of persons in the Eligible Resident household. 5 Relocation Assistance Three different "Relocation Options" are outlined in the CIR that will be offered to and selected by Eligible Residents, which benefit options are summarized below as Relocation Mitigation Measures. Eligible Residents will evaluate and select their Relocation Option from the three choices based on their unique needs and circumstances. A relocation specialist from The Loftin Firm has been providing and will continue to provide to residents at the Park relocation advisory assistance, especially to help Eligible Residents evaluate and select a Relocation Option. SUMMARY OF RELOCATION OPTIONS Moving of Home Actual Costs paid by No in., Per Diem pncltides Lodging &`Meals)t'. Household' IntraCorp to moving Eligible Resident* IntraCorp company 1 $125+ $71= $196 Moving of Personal Actual Costs paid by 2 $125+ $142= $267 Property IntraCorp to moving 3 $125+ $213= $338 company 4 $125 +$284= $409 Per Diem Food & Received based on family (Each additional + $71 per day per person person based on 5 days Relocation Assistance Three different "Relocation Options" are outlined in the CIR that will be offered to and selected by Eligible Residents, which benefit options are summarized below as Relocation Mitigation Measures. Eligible Residents will evaluate and select their Relocation Option from the three choices based on their unique needs and circumstances. A relocation specialist from The Loftin Firm has been providing and will continue to provide to residents at the Park relocation advisory assistance, especially to help Eligible Residents evaluate and select a Relocation Option. SUMMARY OF RELOCATION OPTIONS Moving of Home Actual Costs paid by Fixed cost of moving paid to'. N/A =home is sold to IntraCorp to moving Eligible Resident* IntraCorp company Moving of Personal Actual Costs paid by Either actual costs paid to Either actual costs paid to Property IntraCorp to moving mover or fixed cost paid to mover or fixed cost to company Eligible Resident * Eligible Resident Per Diem Food & Received based on family Received based on family size Received based on family;' Lodging* size and actual time based on 5 days size based on 5 days Salvage Value N/A Appraisal of Home N/A Staffs Review Salvage value determined by N/A salvage company N/A Based on this information and the review and analysis of the CIR, staff believes that the relocation mitigation measures proposed by the Proposed Owner meet the requirements of the Park Laws as to the homeowners /Eligible Residents. The Relocation Options meet the State requirements for 6 reasonable costs of relocation to the eligible homeowners. The Proposed Owner has provided additional relocation assistance beyond what is required by State Park Laws for the eligible residents to be displaced from the Park, and includes a $2000 stipend for the Non - Eligible Residents that is not mandated by the Park Laws. The CIR (October 30, 2012) as prepared and submitted by the Proposed Owner to the City for closure of the Park meets the requirements of the State Park Laws; and implementation of the CIR by the Proposed Owner will mitigate the adverse impacts of the closure of the Park as required by the Park Laws. The additional financial incentives of $5,500 from the Fund to be paid to Eligible Residents and the $2,000 stipend to the Non - Eligible Residents are benefits not required by the Park Laws. The Non - Eligible Residents must move from the Park between June 1, 2013 and July 31, 2013 to receive the $2000 benefit. In summary, each Eligible Resident household is responsible to select a Relocation Option the meets their unique needs and circumstances for relocation from the Park due to the closure. ALTERNATIVES CONSIDERED City Council may approve the CIR as prepared and presented by the Proposed Owner, or may direct the Proposed Owner to modify the benefits or add additional measures to mitigate the adverse impacts of the relocation on the residents to be displace; however, the Park Laws provide that such mitigation measures do not exceed the reasonable costs of relocation. FISCAL REVIEW Fiscal review is not required for this item. LEGAL REVIEW City Special Counsel, Celeste Brady, prepared the attached resolution (Attachment 2) that directs the Proposed Owner to implement the CIR and determines that the Proposed Owner has met the requirements of the Park Laws for closure of a mobilehome park. The City Attorney has also reviewed and approved the attached resolution as to form and content. CONCLUSION Staff believes that Proposed Owner's CIR meets the requirements of the State Park Laws, in particular overnment Code Section 66427.4, including that the proposed mitigation measures o not ed the reas nable costs of relocation. Pe r Raghavi Claire Flynn. AICP Economic and Development Services Development Services Assistant Director Director /Deputy CEO �Lm Hilda Veturis Management Analyst DISTRIBUTION Chief Executive Officer Assistant Chief Executive Officer Deputy CEO / Economic & Development Services Director VA Public Services Director City Attorney Transportation Services Manager City Engineer City Clerk (20) Staff (4) — Planning Staff File (2) Celeste Brady, City Special Counsel File Applicant/Current Property Owner: V2V Properties- Anchor CM, LLC 990 Paseo La Cresta Palos Verdes Estates, CA 90274 (w /o Attachment of CIR) Authorized Agent /Proposed Property Owner: IntraCorp Socal -1, LLC 4041 MacArthur Blvd, Ste. 250 Newport Beach, CA 92660 (w /o Attachment of CIR) Anchor Trailer Port Mobilehome Park Residents (w /o Attachment of CIR) ATTACHMENTS: 1. Vicinity Map 2. Draft City Council Resolution (with copy of CIR attached as Exhibit A) 7A Q ca .v L a H d zo w U H � H t: Q O CL L L L O v Q L as m° O z N LA T Ow ATTACHMENT 2 DRAFT RESOLUTION I CITY COUNCIL RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA REQUIRING THE PROPOSED OWNER TO IMPLEMENT THE CLOSURE IMPACT REPORT (CIR) FOR THE ANCHOR TRAILER PORT /MOBILEBHOME PARK LOCATED AT 1527 NEWPORT BOULEVARD, COSTA MESA PREPARED BY INTRACORP SOCAL -1 LLC AND ATTACHED HERETO; DETERMINING THE CIR IS SUFFICIENT FOR THE CLOSURE OF THE PARK PURSUANT TO THE PARK LAWS, INCLUDING GOVERNMENT CODE SECTION 66427.4 AND. CIVIL CODE SECTIONS 798.56 (g) and (h) OF THE MOBILEHOME RESIDENCY LAW; AND, MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH WHEREAS, the City of Costa Mesa ( "City ") is a California municipal corporation and the Costa Mesa City Council ( "City Council') is its governing and legislative body; and WHEREAS, the Anchor Trailer Park ( "Park ") is located at 1527 Newport Boulevard, Costa Mesa, California ( "Park Site ") and is currently owned and operated by V2V Properties- Anchor CM, LLC ( "Current Owner "); and WHEREAS, based on information provided by the Current Owner and Intracorp Socal -1, LLC ( "Proposed Owner "), the City is informed that the Current Owner is selling the Park to the Proposed Owner; and WHEREAS, California Government Code Sections 66427.4, 65863.8, the Mobilehome Residency Law, Civil Code Section 798, et seq. ( "MRL "), and the Recreational Vehicle Park Occupancy Law, Civil Code Section 799.20, et seq. ( "RVL ") (all together, the "Park Laws") govern the closure of mobilehome parks and combination mobilehome %recreational vehicle parks (together "Mobilehome Parks "), the termination of tenancies in connection with the closure of such parks, and generally the operation of and tenancies in Mobilehome Parks, and impose various duties on the owners of Mobilehome Parks and on the agents and representatives authorized to act on behalf of the owners; and WHEREAS, under the Park Laws the Proposed Owner has notified the City and the residents that it intends to close the Park and not operate this type of business on the Site after its acquisition of the Park, and intends change the use and convert the Park to another use, to wit, the Proposed Owner has made separate application to the City for a land use entitlement to develop on the Site a live /work residential /business project; and WHEREAS, the Proposed Owner is processing the closure of the Park with the consent and authorization of the Current Owner; and WHEREAS, the Proposed Owner has filed an application under the Subdivision Map Act, Government Code Section 66410, et seq., for a tentative map and /or parcel map to subdivide the Site in connection with its application to convert the Park to another use; and WHEREAS, pursuant to Section 66427.4 of the Park Laws, the Proposed Owner has submitted to the City a Closure Impact Report ( "CIR ") dated October 30, 2012 prepared by its counsel, The Loftin Firm, which described the impact of the conversion upon the displaced residents of the Park; and El WHEREAS, in determining the impact of the conversion on displaced mobilehome park residents, Section 66427.4 requires that the CIR address the availability of adequate replacement space in mobilehome parks; and WHEREAS, pursuant to the Park Laws, the Proposed Owner has requested that the City review and take action on the CIR and determine the sufficiency of the CIR thereunder; and WHEREAS, the Park consists of a total of 43 spaces, with 20 spaces designated for the placement of mobilehomes and 23 spaces designated for the placement of travel trailers or recreational vehicles ( "RV"), and of the 43 spaces: (a) one space is designated for the on -site manager; (b) 23 spaces are occupied by homeowners who have a tenancy with the Current Owner and own their mobilehomes (under MRL) or RVs owners with tenancy of nine or more months (under RVL) (together, "Resident Owned Homes" for "Eligible Residents "), and; (c) 11 spaces are occupied by residents who do not have a tenancy under the MRL or the RVL because they do not own the mobilehome or RV they occupy in the Park but instead rent from the Current Owner as a regular tenant under landlord /tenant laws of the Civil Code ( "Park Owned Homes' for "Non- Eligible Residents "), and (d) nine spaces are vacant with no mobilehome or RV and no tenant; and WHEREAS, the CIR (i) explains the impact on the Park residents created by the closure of the Park to both the residents within the Park and to the City of Costa Mesa, (ii) explains to the residents the relocation mitigation measures ( "Relocation Options ") available to Eligible Residents, (iii) identifies alternative sites to which Eligible Residents might relocate their Resident Owned Homes should they choose to do so, (iv) details the three Relocation Options of relocation benefits for the Eligible Residents, and (v) describes the stipend offered to Non - Eligible Residents, all in connection with residents' move from the Park; and WHEREAS, on November 2, 2012, the City provided written notice (electronically and by USPS mail) to the Current Owner and the Proposed Owner informing such owners at least 30 days prior to this December 4, 2012 meeting and hearing on the CIR of (i) the provisions of the Park Laws, (ii) that there is no City ordinance governing the closure of Mobilehome Parks, (iii) that the Park Laws apply to the subject closure, (iv) that the owners have a legal duty to notify the residents of the Park of the proposed change in use, and (v) that the applicant shall verify to the City that the residents of the Park have been notified of the proposed change in use pursuant to the Park Laws; and WHEREAS, on November 6, 2012 the Proposed Owner provided to staff a proof of service, signed by a representative of The Loftin Firm and dated October 31, 2012, declaring under penalty of perjury that the notice was sent by certified mail USPS on October 31, 2012 to the residents at the Park, (i) informing them of the Proposed Owner's appearance before the City Council regarding the CIR, and (ii) enclosing a copy of the CIR (dated October 30, 2012), which notice was provided within the statutory period of at least 15 days prior to this City Council hearing; and WHEREAS, the City also issued a Notice of Public Hearing on the CIR transmitted by first -class USPS mail to the residents of the Park (and staff sent the notice electronically by email to those residents for which staff has email addresses) about the hearing on December 4, 2012, which notice was sent at least 30 days prior to such hearing; and WHEREAS, the City Council has held a hearing on the CIR at a duly noticed open, public meeting held on December 4, 2012 at which testimony and evidence, both written and oral, in favor, neutral, and /or opposed, was presented by residents and other interested persons about the CIR and the closure of the Park pursuant to the Park Laws, and the City Council has reviewed and considered such testimony that was timely submitted prior to the close of such hearing; and WHEREAS, the City Council's review and determination of the adequacy of the Proposed Owner's CIR is not a land use decision about the Site, but an action that involves "little or no personal judgment by the public officials] as to the wisdom or manner of carrying out the project" (Mountain Lion Foundation v. Fish & Game Com. (1997) 16 CalAth 105, 117.) and thereby is ministerial in nature; and WHEREAS, the Ellis Act (Government Code Section 7060, et seq.) permits an owner /landlord that operates a mobilehome park to go out of business (Keh v. Walters (1997) 55 Cal.App.4th 1522, 1533.); and WHEREAS, as recited above, before the Current Owner, or the Proposed Owner, of the Park ceases using the Site as.a Mobilehome Park, it must comply with the Park Laws referenced above; and WHEREAS, as recited above, the City Council has not enacted a local ordinance applicable to the closure of Mobilehome Parks and Civil Code Section 798.56, subdivisions (g) and (h), permit a Mobilehome Park owner /landlord to terminate the residents' tenancies so long as it gives them written, notice and provides each one with a copy of the CIR as required by Section 66427.4; and - WHEREAS, the Park Laws and legal precedent related thereto provide that the steps required to be taken to mitigate the impact of the closure of a Mobilehome Park shall not exceed the reasonable costs of relocation (Keh v. Walters, supra, 55 Cal.AppAth at p. 1534.) and WHEREAS, the Proposed Owner has caused to be prepared the CIR and the City's action at this meeting and hearing therefor has been limited to reviewing the CIR and, and before and by requiring implementation of the CIR, the City is requiring the Proposed Owner to mitigate the adverse impacts on the Eligible Residents by such owner agreeing to pay the Eligible Resident's reasonable costs of relocation pursuant to the Park Laws, in particular, Section 66427.4, as detailed in the Relocation Options and overall in the CIR; and WHEREAS, the CIR satisfies this state law requirement, by offering the Eligible Residents three Relocation Options based on estimates of the average expenses involved in moving the Resident Owned Homes of Eligible Residents and providing other and additional compensation and assistance as set forth in the CIR; and WHEREAS, the City's action on the CIR being ministerial (not discretionary) such action is not a "project" under the California Environmental Quality Act ( "CEQA "), Public Resources Code, Section 21065(c); and WHEREAS, while the closure of the Park itself will not cause either a direct physical change or a reasonably foreseeable indirect physical change in the environment or involve "the issuance to a person of a lease, permit, license, certificate, or other entitlement for use by one or more public agencies" as set forth in CEQA Section 21065(c), the City's subsequent review, consideration, and action or actions to approve, or disapprove, the �- Proposed Owner's application under the Subdivision Map Act and for a land use entitlement for the ultimate reuse and development of the Site is and will remain subject to CEQA and must be consistent with the City's. General Plan, and such future review and action or actions by the City will be discretionary land use decision(s); and WHEREAS, in summary therefor, the City Council's review of the CIR is not, and does not constitute a land use decision of the City, and in such regard no finding or findings relating to the City's General Plan, the Housing Element of the General Plan, and no CEQA determinations are required by law in connection with the City Council's action on the CIR hereunder; and WHEREAS, based on the foregoing recitals the City Council desires by this Resolution to require the Proposed Owner to implement the CIR in all respects in the form submitted herewith as Exhibit A and as provided therein. NOW, THEREFORE, BE.IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF COSTA MESA: 1. The foregoing Recitals are incorporated into this Resolution by this reference and constitute a material part of and are findings under this Resolution. 2. Based on the aforementioned Recitals, the Closure Impact Report, the whole of the administrative record, and the evidence and testimony received during the hearing, the City Council finds that the Proposed Owner, as applicant, (a) has met all the procedural requirements pursuant to the Park Laws, in particular Section 66427.4, (b) the CIR adequately identifies alternative sites to which Eligible Residents might relocate their mobilehomes and /or RVs, should they choose to do so, and (c) other alternative housing options available to the Eligible Residents and the relocation assistance and benefits, i.e., the Relocation Options, that the Proposed Owner is offering to mitigate the impact of the Park's closure upon the Eligible Residents are consistent with the Park Laws. Further, the stipend being made available to Non - Eligible Residents by the Proposed Owner as set forth in the CIR lessens the effect of the closure of the Park on their landlord /tenant relationship, the prospective terminations of their tenancies, and their move from the Park. 3. Closure of the Park will create an adverse impact to Eligible Residents, and therefore, the City requires that the Proposed Owner implement all of the measures contained within the Closure Impact Report (Exhibit A) to mitigate the impact of the closure of the Park upon the Eligible Residents. Further, while not mandated by the Park Laws, the Proposed Owner has agreed to, and thus the Proposed Owner shall, implement the measures contained within the CIR to pay the Non - Eligible Residents the stipend as described in the CIR to lessen the effect of the closure of the Park on such Non - Eligible Residents. 4. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting the resolution. APPROVED AND ADOPTED by the City Council this 4'" day of December 2012. (SEAL) Mayor, City of Costa Mesa 6 ATTEST: Brenda Green, City Clerk APPROVED AS TO FORM: Thomas P. Duarte, Esq., City Attorney 14 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF COSTA MESA I, Brenda Green, City Clerk of the City of Costa Mesa hereby certify that the foregoing resolution was duly adopted by the City Council at a regular meeting held on the 4th day of December 2012, and that it was so adopted by the following vote: AYES: NOES: ABSENT: (SEAL) Brenda Green, City Clerk IS EXHIBIT A to City Council Resolution Closure Impact Report (dated October 30, 2012) (attached) to Mobilehome /Recreational Vehicle Park Closure Impact Report (Relocation Plan) Prepared For: Anchor Trailer Port (aka Anchor Trailer Park) 1527 Newport Boulevard Costa Mesa, California October 30, 2012 (revised from August 24, 2012 version — to incorporate Addendum materials and resident comments) Prepared by: The Loftin Firm LLP Ariel Bedell, Esq. L. Sue Loftin, Esq. 5760 Fleet Street, Suite 110 Carlsbad, California 92008 T: 760.431.2111 F: 760.431.2003 Email: sloftin @loftinfirm.com li Anchor Trailer Port (aka Anchor Trailer Park) Mobilehome/Recreatioual Vehicle Park Closure Impact Report (Relocation Plan) Table of Contents 1. EXECUTIVE SUMMARY ......................................................................... ..............................1 2. INTRODUCTION ....................................................................................... ..............................2 2.1 The Park .......................................................................................... ..............................2 2.2 Purpose of Closure Impact Report .................................................. ..............................2 2.3 Park Closure .................................................................................... ..............................2 2.4 Preparation of the Closure Impact Report ...................................... ............................... 3 3. GOVERNMENTAL REGULATIONS AFFECTING PARK CLOSURES .............................4 3.1 Government Code ........................................................................... ..............................4 3.2 Mobilehome Residency Law .......................................................... ..............................5 4. RESIDENTS WITHIN PARK .................................................................... ..............................5 4.1 Residents within Park / Tenancies in Park ...................................... ..............................5 4.2 Residents Eligible for Relocation / Mitigation Benefits ................ ............................... 6 5. AVAILABILITY OF ADEQUATE REPLACEMENT SPACE IN MOBILEHOME / RECREATIONAL VEHICLE PARKS WITHIN ORANGE COUNTY ... ............................... 7 5.1 Alternative Rental Mobilehome/Recreational Vehicle Parks ......... ..............................7 5.2 Mobilehomes For Sale in Other Parks ............................................ ..............................9 6. AVAILABILITY OF OTHER HOUSING ................................................. ..............................9 7. COST OF RELOCATION .......................................................................... ..............................9 7.1 Costs of Relocating Residential Structures .................................. ............................... 10 7.2 Costs of Relocating Personal Belongings (Packing, Moving and Unpacking):.......... 11 7.3 Additional Costs - Lodging and Meals ............. ..................................... :.................... 11 8. RELOCATION MITIGATION MEASURES - Eligible Residents .......... .............................12 8.1 Available Under All Three Options, "Resident Discretionary Fund " .........................12 8.2 Relocation Option 1: State Required Mitigation to Relocate Resident Homes .......... 13 8.3 Relocation Option 2: Sale of Residential Structure and Payment of Reasonable Relocation Costs (Option 1 Benefits, Plus) .............. ............................... 14 8.4 Relocation Option 3: Sale of Residential Structure at Appraised Value Plus Per Dienn Allocation & Personal Property Moving Allowance ... ............................... 14 8.5 Summary of Relocation Options Available to Eligible Residents .............................. 15 9. BENEFIT FOR NON - ELIGIBLE RESIDENTS ....................................... .............................16 10. PARK OWNED RESIDENTIAL STRUCTURES .......................%............ .............................16 11. SELECTION OF RELOCATION OPTION .............................................. .............................16 11.1 Selection Process ........................................................................... .............................17 11.2 Tuning of Selecting Relocation Option ....................................... ............................... 17 11.3 Timing of Payments to Eligible and Non - Eligible Residents under this Report ........ 17 12. ESTIMATED TIMELINE .......................................................................... .............................19 13. SUMMARY ............................................................................................. ............................... 19 Table of Exhibits: Exhibit "A" Form Resident Survey Exhibit "B" Form Survey of Mobilehome Parks Exhibit "C" Government Code Section 66427.4 Exhibit "D" Summary of Spaces and Ownership Category Anchor Trailer Park Table of Contents Closure Impact Report (Updated 10- 30 -12) Exhibit "E" New Tenant Waiver Forms Exhibit "F" Eligible Residents Exhibit "G" Mobilehome Park Survey Responses Exhibit "H" Mobilehomes for Sale in Other Parks Exhibit "I" List of Resident Owned Parks Exhibit "T' Apartment Complexes and Affordable Housing Exhibit "K" Relocation Package Selection Agreement (form) Anchor Trailer Park Table of Contents Closure Impact Report (Updated 10- 30 -12) W Anchor Trailer Port (aka Anchor Trailer Park) Mobilehome/Recreational Vehicle Park Closure Impact Report (Relocation Plan) The Anchor Trailer Park ( "Park ") is located at 1527 Newport Boulevard, Costa Mesa, California and is currently owned and operated by V2V Properties - Anchor CM, LLC ( "Current Owner "). The Current Owner is selling the Park to the proposed new owner of the Park, Intracorp Socal -1, LLC ( "Proposed Owner "). The Proposed Owner, with authorization of the Current Owner, and in accordance with California Government Code Section 66427.4 ( "66427.4 ")i, is submitting this Closure Impact Report ( "Report") to the residents of the Park and the City of Costa Mesa for the closure of the Park in connection with the change of use and overall redevelopment of the Park site. The Proposed Owner recognizes that closure of the Park is and will continue to be a significant event for the all residents within the Park and may affect each resident household differently. In recognition of the different needs of the Park residents, this Report explores and offers various options for the residents. Specifically, for the Eligible Residents (as defined in Section 4.2) three (3) different relocation benefit options are available together with an additional financial stipend to assist in the overall relocation efforts. Relocation assistance and a fixed financial stipend will be provided to the Non - Eligible Residents (as defined in Section 4.2) to assist them in their relocation needs. To further assist the residents in understanding their options and to provide advisory assistance about their rehousing and moving needs, a Relocation Assistant (as defined in Section 8) will be available to meet and work with each household. The types of assistance the Relocation Assistant will provide are addressed further in this Report; however, the scope of assistance includes, without limitation, arranging for Eligible Residents (i) to have their personal property moved; (ii) to have the Residential Structure disassembled, relocated and reassembled at the new location; (iii) to have lodging for the family during relocation; and (iv) to provide such items as may be applicable to the Relocation Option selected by the Eligible Resident and for the Non - Eligible Residents, assistance as outlined in Section 4.2, EXECUTIVE SUMMARY The Park is an all -age community with 43 spaces that accommodate recreational vehicles, travel trailers or mobilehomes (collectively referred to herein as "Residential Structures "). Residents within the Park occupy the Residential Structures in the Park under short term tenancies. The Current Owner has entered into an agreement to sell the Park to the Proposed Owner. As part of the agreement, the Current Owner granted the Proposed Owner the legal right, permission and authority to proceed with the closure of the Park. The Current Owner has assisted the Proposed Owner in the preparation of this Report by providing information regarding the Park and its residents, both Eligible Residents and Non - Eligible Residents. ' Unless otherwise stated, all code references are to the California Government Code. r ncnor i racer rarK Page I of 19 Closure Impact Report (Updated 10- 30 -12) 2. INTRODUCTION 23 The Park The Park was originally developed in the late 1940s as a recreational vehicle park. The Park is situated on approximately 1.9 acres and has a total of 42 tenant spaces for Residential Structures and one space for the placement of a Residential Structure for an onsite manager, for a total of 43 spaces. The Park has three buildings located on the property consisting of an office building, a laundry/restroom facility and an electrical building. The Park is located along Newport Boulevard in Costa Mesa, a primary commercial use area and is zoned as "C -2 (Commercial Business) ". The Current Owner of the Park will continue to maintain and manage the Park throughout the closure process and until the Proposed Owner takes title to the Park. The Proposed Owner is processing the closure of the Park with the full permission, consent, and authority of the Current Owner. 2.2 Purpose of Closure Impact Report This Report is prepared pursuant to applicable state laws: (i) to explain the impact on the Park residents created by the closure of the Park to both the residents within the Park and the City of Costa Mesa; (ii) to explain to the residents the relocation mitigation measures, referred to herein as the Relocation Options, available to them; and (iii) to satisfy the requirements of 66427.4. This Report specifically addresses and describes (i) the availability of replacement housing in nearby mobilehome parks and other available housing resources, (ii) relocation advisory assistance, (iii) the various options which include monetary and non - monetary relocation benefits available to Eligible Residents as required in 66427.4, (iv) the non - mandatory assistance being made available to Non - Eligible Residents, (v) the steps that are offered to mitigate the adverse impact upon both the Eligible Residents and Non- Eligible Residents who are displaced by the closure of the Park. By. providing relocation advisory assistance and counseling through the dedicated Relocation Assistant, information regarding the availability of other housing resources and opportunities, and a Resident Discretionary Fund (as defined and described in Section 8.1) and, by providing assistance to the displaced Non - Eligible Residents of a relocation stipend as discussed herein, the Proposed Owner is exceeding the State statutory requirements for relocation benefits in order to further lessen the Park closure impact on all residents. 2.3 Park Closure As discussed throughout the Report, the Park will cease operating as a mobilehome /recreational vehicle Park. Under applicable state laws, the earliest date that the Park can officially close is the date that is six (6) months after the Proposed Owner has obtained the required land use approvals from the City of Costa Mesa for the proposed project on the site. The Proposed Owner commits that the Park closure date will be the later of (i) August 24, 2013 or (ii) six (6) months after obtaining the required land use permits /entitlement approvals from the City ( "Closure Date "), which date is the final date all residents must vacate the Park. It is estimated that the date that is six (6) months after the Proposed Owner received its land use approvals may occur before August 24, 2013; however, the Proposed Owner has committed that the Closure Date will not be sooner than August 24, 2013. Upon receipt of the approvals for the change of use from the City of Costa Mesa, the Proposed Owner will send each resident household within the Park a formal notice of the actual Closure Date and a notice of termination of tenancy pursuant to California Civil Code Section 798, et seq., which is commonly known as the Mobilehome Residency Law The "Notice of Intent to Cease Operating the Trailer Park" previously distributed to Park residents in July, Anchor Trailer Park Page 2 of 19 Closure Impact Report (Updated 10- 30 -12) a� 2012 and the "One(]) Year Notice of Intent to Cease Operating the Mobilehome Park" previously distributed to Park residents on August 24, 2012 are hereby withdrawn, revoked and are null and void. The operative and exact Closure Date will be provided in a formal notice to all Park residents, "Notice of Intent to Cease Operating Mobilehome Park -Six (6) Month Notice to Terminate Tenancy" ( "Six -Month Notice "). The Six -Month Notice will be distributed only after the approvals by the City of Costa Mesa on the Proposed Owner's change of use and new project at the Park site. The estimated date for consideration and action on the Proposed Owner's application for the change of use approvals is approximately January, 2013; however, as noted, the Closure Date will not be sooner than August 24, 2013 even if six months after the approvals is an earlier date. Residents have the time between this Report and the Closure Date to evaluate the Relocation Options set forth in the Report, to work with the Relocation Assistant, and make their relocation decisions. All residents are encouraged to take their time in reviewing their options and work with the Relocation Assistant, in particular for the Eligible Residents to analyze and select a Relocation Option. 2.4 Preparation of the Closure Impact Report The purpose of this Report is to address and illustrate the Relocation Options (i.e., the mitigation measures) pursuant to the State laws. The information included in this Report, however, meets or exceeds the maximum requirements of the State laws governing mobilehome park closures: By reporting on the impact of the closure upon both the Eligible and Non - Eligible Residents being displaced by the Park closure; By addressing the availability of adequate replacement housing in mobilehome parks, as well other housing resources such as apartment complexes (due to the limited availability of mobilehome park options), and the associated relocation costs; and By offering an additional Resident Discretionary Fund to the Eligible Residents and a relocation stipend to the Non - Eligible Residents. Increased communication between the Proposed Owner and its representatives and the residents in the Park (regardless of their eligibility) will be part of the mitigation measures employed by the Proposed Owner. The communication will take the form of one -on -one or group meetings with the Eligible and Non - Eligible Residents, informational packages distributed directly to residents and relocation counseling and advisory assistance as is further discussed in Section 1l below. These programs will continue throughout the Park closure process and will be administered by The Loftin Firm LLP on behalf of the Proposed Owner. The goal is to ensure that all residents have ample time and information to assist them with understanding and navigating the closure process and moving from the Park prior to the Closure Date. Further, in connection with preparation of this Report, previously a survey (attached hereto as Exhibit L°A ") was sent to each resident space within the Park to assist the Proposed Owner and The Loftin Firm LLP to obtain data about each resident household and identify the individual needs of the residents for relocation. Although at the time of this Report not all of the surveys were returned, the information received from other sources and communications, including returned surveys, residents' comments made at Park residents' meetings conducted by the Proposed Owner and The Loftin Firm LLP on July, 19, 2012, August 8, 2012, and August 28, 2012, and comments presented at the City's community forum on October 11, 2012, and from individual meetings and /or telephone conferences with residents, together have been used to assist in preparing this Report. Please note, as additional surveys are received, this Report may be updated. Anchor Frailer Park Page 3 of 19 Closure Impact Report (Updated 10- 30 -12) al In regards to identifying alternative mobilehome parks as housing resources and options for replacement housing, extensive research has been done, with particular focus on identifying relocation opportunities existing in mobilehome parks within Costa Mesa, in neighboring cities, and throughout Orange County. Approximately 200 other mobilehome and recreational vehicle parks were contacted via a mailed survey (attached hereto as Exhibit `B ") and direct phone interviews. As discussed in more detail in Section 5.1, the housing resources research has identified a limited number of available spaces within parks in Costa Mesa and Orange County. Of the available spaces, relocation opportunities are further limited by the number of parks that accept older mobilehomes, recreational vehicles, or travel trailers. As a result of such limited alternative mobilehome parks, mobilehome /recreational vehicle parks, and recreational vehicle parks, additional research was conducted to provide residents with information on alternative housing options, primarily apartment communities and available mobilehomes offered for sale as further discussed in Sections 5.2 and 6. Please note, since the status of vacant spaces for Residential Structures and other housing alternatives will change over time, when the Eligible Resident selects a Relocation Option (see Section 8 below), updated relocation housing resources and replacement housing information will be prepared and provided to the Eligible Resident by the Relocation Assistant to assist in the ultimate conclusion of their relocation by the Closure Date. GOVERNMENTAL REGULATIONS AFFECTING PARK CLOSURES The closure or change of use of a mobilehome park is governed by the statutes of the State of California, in particular, 66427.4 and California Civil Code Section 798.56(g). The City of Costa Mesa does not have and has not adopted a local ordinance regulating further the process and proceedings by which a mobilehhome closure occurs. Section 66427.4 provides that the focus of the report is "the impact of the conversion upon the displaced residents of the mobilehome park to be converted ... (and] in determining the impact of the conversion on displaced mobilehome park residents, the report shall address the availability of adequate replacement space in mobilehome parks." It is also important to note that the relocation benefits required of the Proposed Owner apply only to Eligible Residents. Therefore, the relocation benefit's identified in this Report focus primarily on the Eligible Residents; however, a relocation stipend will be provided to the Non - Eligible Residents in connection with their moving from the Park, as is further discussed in Section 9. 3.1 Government Code Certain pertinent parts of Govermnent Code Section 66427.4 are set forth below, with a full copy of the code section set forth in Exhibit "C ". "§ 66427.4 (a) At the time of filing a tentative or parcel map for a subdivision to be created from the conversion of a mobilehome park to another use, the subdivider shall also file a report on the impact of the conversion upon the displaced residents of the mobilehome park to be. converted. In determining the impact of the conversion on displaced mobilehome park residents, the report shall address the availability of adequate replacement space in mobilehome parks." "§ 66427.4(c). The legislative body, or an advisory agency which is authorized by local ordinance to approve, conditionally approve, or disapprove the map, may require the subdivider to take steps to mitigate any adverse impact of the conversion on the ability of displaced mobilehome park residents to find adequate space in a mobilehome park." Anchor Trailer Park Page 4 of 19 Closure Impact Report (Updated 10- 30 -12) C213 3.2 Mob ilehome Residency Law As noted, the Mobilehome Residency Law set forth in California Civil Code Section 798 et seq. constitutes the landlord- tenant laws governing tenancies between homeowners (defined in the MRL as persons who own and occupy their Residential Structure within a park) and mobilehome parks. The MRL covers a range of circumstances relating to occupancies in a mobilehome park, including the rules and regulations, rental agreement terms, fees and charges, homeowner communications, terminations of homeowner tenancies, transfer of mobilehome or mobilehome park and many other areas. MRL Section 798.56 covers the termination of tenancies by the management within a mobilehome park, with subsection (g) providing specific requirements relating to the termination of a tenancy due to a closure of a park or the change of use of a park. The applicable code section are set forth below: " §798.56(g) Change of use of the park or any portion thereof, provided: (1) The management gives the homeowners at least 15 days written notice that the management will be appearing before a local governmental board, commission, or body to request permits for a change of use of the mobilehome park. (2) After all required permits requesting a change of use have been approved by the local governmental board, commission, or body, the management shall. give the homeowners six months or more written notice of termination of tenancy. If the change of use requires no local governmental permits, then notice shall be given 12 months or more prior to the management's determination that a change of use will occur. The management in the notice shall disclose and describe in detail the nature of the change of use. (3) The management gives each proposed homeowner written notice thereof prior to the inception of his or her tenancy that the management is requesting a change of use before local governmental bodies or that a change of use request has been granted. (4) The notice requirements for termination of tenancy set forth in Sections 798.56 and 798.57 shall be followed if the proposed change actually occurs. (5) A notice of a proposed change of use given prior to January 1, 1980, that conforms to the requirements in effect at that time shall be valid. The requirements for a notice of a proposed change of use imposed by this subdivision shall be governed by the law in effect at the time the notice was given." 4. RESIDENTS WITHIN PARK 4.1 Residents within Park / Tenancies in Park The Park consists of a total of forty-three (43) spaces with twenty (20) spaces designated for the placement of mobilehomes and twenty -three (23) designated for the placement of a travel trailer or a recreational vehicle. Of the 43 spaces: (a) one (1) space is designated for the onsite manager; (b) twenty -three (23) spaces are occupied by residents who own their Residential Structure ("Resident Owned Homes ") and have a tenancy with the Current Owner /management, which includes the manager space; (c) twelve (12) spaces are occupied by residents who do not have a tenancy under the MRL because they do not own the Residential Structure they occupy in the Park but instead rent both the Residential Structure and the space from the Current Owner as a regular tenant under landlord /tenant laws of the Civil Code ( "Park Owned Homes "), and (d) eight (8) spaces are completely vacant wherein no Residential Structure is located on the space and there is no homeowner or tenancy. A list of the spaces that fall into the three ownership categories (i.e., (a), (b) and (c) above in this paragraph) is attached hereto as Exhibit "D ", as is summarized below: Anchor'17aner Park Page 5 of 19 Closure Impact Report (Updated 10- 30 -12) a4 Type of Ownership Number of Units in the Park Resident Owned Homes 232(includes temporary occupants) Park Owned Homes i.e., Renters from Current Owner 12 Vacant Spaces 8 The defined "Eligible Residents" in this Report include homeowners described in clause (b) in the above paragraph; and, the MRL further clarifies their status in MRL Section 798.74.5, which provides in part that "[o]wning a home in a mobilehome park incorporates the dual role of `homeowner' (the owner of the home) and park resident or tenant (also called a `homeowner' in the Mobilehome Residency Law)." Therefore, the focus in this Report about the impact of the closure on the residents and the relocation benefit Options relate to these Eligible Residents. The occupancy terms of the homeowners of the Park vary; however, most homeowners occupy their space on a month -to -month basis. A few homeowners occupy their space under a one year lease term which has not yet expired, however will expire prior to the closure of the Park. The residents who rent their Residential Structure and the space firom the Current Owner occupy their space on a month -to -month basis under a landlord/tenant contract. Of the Resident Owned Homes 3, the Residential Structures for these spaces vary as follows: Residential Structure Type Number of Eligible Units in the Park Mobilehome 8 Recreational Vehicle Travel Trailer 4.2 Residents Eligible for Relocation / Mitigation Benefits Under California law, this Report and the Relocation Options outlined herein, apply to "displaced residents. "A Due to the specific definitions set forth in California law, only a portion of those who reside in the Park are eligible for relocation and mitigation benefits. As noted in the prior section, the term "resident" has a very specific meaning within the MRL and is defined as "a homeowner or other person who lawfully occupies a mobilehome. ".5 The term "homeowner" is also specifically defined in the MRL as "a person who has a tenancy in a mobilehome park under a rental agreement.i6 "Tenancy" is further defined to mean a person who has the right to the use of a site within a mobilehome park on which "to locate, maintain and occupy a mobilehome ...... 7 ' The manager owns the home located on the space and therefore the home would normally be qualified as a "Resident Owned Home'; however, for consistency purposes, it is identified herein as the manager space. ' Travel Trailers (includes Recreational Vehicles and Fifth wheels) and mobilehomes are defined by the Department of Housing and Community Development ( "HCD ") or the Department of Motor Vehicles. Information from the Current Owner, site visit and photos were also used to determine type of home. Mobilehomes are defined by HCD and in California Civil Code Section 798.3. See Government Code Section 66427.4(a). s California Civil Code Section 798.11. 6 California Civil Code Section 798.9. ' California Civil Code Section 798.12. Anchor Trailer Park Page 6 of 19 Closure Impact Report (Updated 10- 30 -12) as Taking these definitions together, the Report must evaluate the impact of the Park closure on those persons who own the mobilehome (which may under certain, circumstances include a recreational vehicle or a travel trailer) and reside in the Park8. Persons who do not occupy the Residential Structure as their full -time residence pursuant to an MRL tenancy are excluded from this Report and are not eligible for relocation benefits. Those persons who rent a Residential Structure and the space from either the Park Owner or another person who owns a Residential Structure within the Park are not eligible to receive relocation benefits under the Government Code as a result of the Park Closure. Eligible Residents are therefore either (i) those residents who are homeowners, i.e., own a mobilehome located in the Park, and occupy such mobilehome as their primary residence, and have not signed a waiver (form of which is attached as Exhibit "E ") relinquishing any and all rights or claims to relocation benefits related to the impending closure of the Park, or (ii) those residents who own a travel trailer or recreational vehicle that, as of the date this Report is first heard by the City of Costa Mesa (anticipated to occur on December 4, 2012), have occupied a space within the Park for more than 9 months as their primary residence and who have not signed a waiver (form of which is attached hereto as Exhibit "E "). Attached hereto as Exhibit "F" is a list of all spaces within the Park and an indication of whether or not the residents occupying said spaces are considered an Eligible Resident. The qualifying information was obtained from the Current Owner's records and surveys. If any lawful occupant at the Park believes he /she /they have been miscatorgorized the occupant(s) need to contact The Loftin Firm LLP, Ms. Patty Wong. For the purposes of this Report, "Eligible Resident" shall mean those individuals identified on Exhibit "F" as being eligible to receive relocation benefits. In the event you, as an occupant within the Park, are indicated to not be an Eligible Resident (defined as a "Non- Eligible Resident "), please contact The Loftin Firm LLP to ensure the Proposed Owner has all applicable information to make the determination regarding your eligibility. Notwithstanding, the ineligibility of the Non - Eligible Residents under California laws to receive relocation or mitigation benefits, the Proposed Owner is offering advisory assistance and a fixed moving stipend amount to those Non - Eligible Tenants, which is more fully discussed in Section 9, below. AVAILABILITY OF ADEQUATE REPLACEMENT SPACE IN MOBILEHOME / RECREATIONAL VEHICLE PARKS WITHIN ORANGE COUNTY 5.1 Alternative Rental Mob ilehom e/Recreational Vehicle Parks There are no guidelines provided in 66427.4 (or other State statutes) that define the distance from the Park for relocating the Eligible Residents in the closure of the Park. The difficulty in preparing a report such as this Report and identifying housing resources, including providing alternative housing in a mobilehome or recreational vehicle park, is that although there are several thousand mobilehome /recreational vehicle parks throughout California, there are a limited number of parks located in the City of Costa Mesa, or its immediate vicinity, and/or hr neighboring cities. For example, there are only 19 mobilehome / recreational vehicle parks in the City of Costa Mesa. Of those 19 parks, only two have spaces for recreational vehicles, one of which is the subject Park. S A homeowner may lawfully sublease the home to a tenant, in which case, neither the homeowner nor the subtenant would be eligible for relocation benefits. s Under California law, a travel trailer and a recreational vehicle can be legally required to be removed from a park at any time, without cause, until such time as the structure has been in the park for 9 months or more. Upon the 9 month point, the homes are considered for purposes of termination of tenancies, the same as a mobilehome. Anchor Trailer Park Page 7 of 19 Closure Impact Report (Updated 10.30 -12) ac,? Based on the initial Eligible Resident feedback expressing a desire and/or need to stay close to the Park, this Report focuses on identifying alternative mobilehome or recreational vehicle housing opportunities in alternative mobilehome /recreational vehicle parks in the City of Costa Mesa and its immediate vicinity. Because a number of the Eligible Residents reside in recreational vehicles or travel trailers, which many times are not permitted to be placed on a traditional mobilehome space within mobilehome parks, the alternative parks in located in Costa Mesa or its immediate vicinity, and /or in neighboring cities and available for relocation of recreational vehicles and travel trailers is limited. For the eight (8) Eligible Residents who own their mobilehomes, there are few mobilehome parks in Costa Mesa or its immediate vicinity, and /or in neighboring cities that will accept older mobilehomes10 into the park. Based on the replacement housing surveys conducted by The Loftin Firm LLP on behalf of the Proposed Owner and from those representatives' direct conversations with surrounding mobilehome parks, as preliminarily discussed in Section 2 above, there are limited spaces within mobilehome and/or recreational vehicle parks within Costa Mesa, or its immediate vicinity, or in neighboring cities, and/or in Orange County for the placement of mobilehomes, recreational vehicles or travel trailers. Exhibit "G", attached hereto, identifies such mobilehome parks, the number of spaces and park requirements detailing an acceptable Residential Structure, if provided. Since each park identified in Exhibit "G" has different Residential Structure acceptability requirements, specific information regarding an Eligible Resident's Residential Structure will be needed to complete the alternative park analysis for any Eligible Resident seeking actually to relocate their Residential Structure from the Park to another park. Eligible Residents seeking to relocate their Residential Structure from the Park to another park may provide more detailed information about their Residential Structure to the Relocation Assistant who will use such information to better identify potential alternative parks for the Eligible Resident. To assist residents in understanding the cost differential between renting in the Park versus renting in an alternative rental mobilehome park community; the below chart summarizes the difference in rent of the Park compared to those communities that provided rent information as further shown on Exhibit "G ". Many of the communities that are in the relative vicinity of the Park did not provide rent information; however, for any resident considering relocating to a park that did not provide rent information, the Relocation Assistant will assist the Eligible Resident in ascertaining the potential of relocating the Residential Structure and the space rental costs of the alternative community. Park Quoted Rent Rent Differential 12 Playport Mobile Village $848 $8 increase Regal Mobile Estates $900 $60 increase Brookfield Manor $820 $20 decrease Huntington Shorecliffs $1600 -$2000 $960 increase Lake Park Santa Ana $1000 41200 $260 increase Ponderosa Travel $999 $159 increase Los Alisos MH Estates $1600 -$2400 $1,160 increase Santiago $495 $345 decrease 10 The term "older" for a mobilehome will vary by park as some provide that an `older" home is one that is older than 5 years, while others will provide 15, 20, or older than 1976. " Only parks that provided a rent quote will be used in this chart. See Exhibit "G" for a more comprehensive list of alternative rental parks. Any park that provided a range, the median rent will be used for the comparison. " The highest rent currently being paid in the Park is $1,013 with the lowest rent being paid of $650. The average rent is $840 and this average will be used as the comparison point. Anchor Trailer Park Page 8 of 19 Closure Impact Report (Updated 10- 30 -12) Uri The rent differential varies greatly, primarily dependent upon the alternative community chosen, the location and amenities of such alternative community. 5.2 Mobilehomes For Sale in Other Parks. Due to the difficulty in finding alternative mobilehome and recreational vehicle parks to move to and place an older mobilehome, a recreational vehicle, or travel trailer, attached hereto as Exhibit "H" is a list of mobilehomes that are (or were as of October 30, 20123) listed for sale in the vicinity of the City of Costa Mesa. Eligible Residents who are interested in purchasing a mobilehome in a park may under an Option elect to receive cash rather than have their existing Residential Structure relocated as is further discussed below. Contact information for local real estate brokers who work in the mobilehome park industry is available upon request. As another alternative, there are mobile /manufactured homes available for sale in resident -owned parks; however, due to the increased costs typically associated with purchasing in such a community, this alternative housing option has not been further detailed in this Report, except as summarized in Exhibit "I" attached hereto. Residents who are interested in such an alternative housing option in a resident -owned park are encouraged to speak with the Relocation Assistant and also contact a real estate broker for assistance in locating a for -sale manufactured mobilehome in a resident -owned park (a list of some local resident -owned parks is included in Exhibit "I "). AVAILABILITY OF OTHER HOUSING There is a shortage of vacant or available spaces in parks to move to and place existing Residential Structures for those residents who may desire to move their structure, which parks are located in close proximity to- the- C- ity-of -C -osta- Mesa— As- a- resuit-of-this- coup'lud with residents expressed desires to stay specifically within the City of Costa Mesa, the residents to be displaced by the closure of the Park may choose to look at other forms of housing, including rental apartments, real estate for sale, senior housing, or the possibility of the availability of income - restricted local, state, or federal affordable housing projects in Orange County. Attached hereto as Exhibit "J" is a list of apartments and their estimated rents and a list of Affordable Rental Housing in the City of Costa Mesa, along with contact information to the Orange County Housing Authority. For a more complete list of affordable housing projects in Orange County go to www.occservices.or" and obtain "2012 County of Orange Affordable Rental Housing List ". COST OF RELOCATION Mobilehomes are typically moved once in their lifetime, from the factory to the housing space in a mobilehome park or other authorized site. Once delivered, the mobilehome is "accessorized" with various items such as carports, awning, steps, porches, patios, skirting, and storage sheds. After the accessories are installed, the pad spaces are usually landscaped. In the case of a recreational vehicle or a travel trailer, while the homes are movable, many homes have been in place for several years and accessory structures may have been placed around the Residential Structure (either in compliance with, or perhaps without complying with, applicable state and local laws for building permits such required by the Uniform Codes.) The costs of relocation provided herein are general in nature as each Residential Structure and its lawful accessory structures are different. Further, some of the recreational vehicles and travel trailers may simply be able to be driven from the Park, while others will need to be towed or repaired prior to movement. Note the attached Exhibit is updated from the earlier version of the Report that was distributed. Anchor Trailer Park Page 9 of 19 Closure Impact Report (Updated 10- 30-12) The Cost of Relocation is divided into the different components of relocating a Residential Structure: 1. Relocating the Residential Structure and if applicable, accessory structures 14; 2. Relocating the personal property; and 3. Providing accommodations and reimbursement for expenses while the Residential Structure is being relocated. Based on the information received from residents from the surveys and in one -on -one communications, the displaced. residents generally desire to remain within or adjacent to Costa Mesa. Therefore, based on that expressed desire, the bid estimates and. costs associated with relocating a Residential Structure, personal property and accessory structures and summarized in the Options are based a move of a Residential Structure within or near Costa Mesa. However, the Eligible Resident may select any mobilehome park or any location within which to relocate where space is available and said resident's Residential Structure qualifies and is moved to such park. The actual costs related to those choices, if additional to the costs established below, inclusive of the Resident Discretionary Fund, will be reasonably considered for payment by the Proposed Owner on a case -by -case basis. 7.1 Costs of Relocating Residential Structures Due to the variations on the Residential Structures in the Park, the accessory structures added to them and the variations in the mobility of each; it is difficult to obtain general and reliable estimates of the costs to relocate a specific Residential Structure without a particular moving company looking at the subject Residential Structure. This Report estimates that the cost to disassemble, move a mobilehome to another park, and reassemble the mobilehome is $12,000 for a single wide and $13,000 for a double wide. In the event an Eligible Resident is interested in relocating his /her /their existing mobilehome to another park, bids will be obtained from licensed and insured mobilehome moving companies to determine the actual costs to relocate the mobilehome and the actual costs to relocate the Residential Structure will be paid by the Proposed Owner- directly to the company moving the Residential Structure. The scope of work by the moving company shall include the disassembly of the mobilehome, moving the mobilehome to a new location, preparation of the new site on which the mobilehome shall be located, assembly of the mobilehome on the new site, and obtainment of all necessary permits for such work. 15 Under California law, a "recreational vehicle" (or "RV ") generally is a vehicle that has internal engine which can propel the vehicle. 16 A travel trailer, included in the definition of an RV, is generally towed behind a truck or other vehicle with significant power to move the travel trailer. The cost to relocate a 14 Only permitted accessory structures will be eligible to receive relocation compensation; i.e., improvements for which state and/or local permits were obtained and/or have been maintained. 15 As is further discussed in Section 8 and 11.2, if an Eligible Resident elects the relocation benefit Option 1, the Proposed Owner will pay the costs associated with the relocation of the Residential Structure directly to the licensed and bonded moving company performing such work. is Health and Safety Code Section 18010 defines a RV as: - "Recreational vehicle" means both of the following: (a) A motor home, travel trailer, truck camper, or camping trailer, with or without motive power, designed for human habitation for recreational, emergency, or other occupancy, that meets all of the following criteria: (1) It contains less than 320 square feet of internal living robin area, excluding built -in equipment, including, but not limited to, wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms: (2) It contains 400 square feet or less of gross area measured at maximum horizontal projections. (3) It is built on a single chassis. (4) It is either self - propelled, truck - mounted, or permanently towable on the highways without a permit. (b) A park trailer, as defined in Section 18009.3. Anchor Trailer Park - Page 10 of 19 Closure Impact Report (Updated 10- 30 -12) t� q recreational vehicle is therefore the fuel costs related to the relocation, either the RV itself or the vehicle that pulls/hitches the RV. In recognition, that some of the recreational vehicles have added accessory structures, the demolition of those permitted items are accounted for in the estimates. Any permitted accessory structures or other lawful improvements that need to be relocated or replaced, the costs of such relocation or replacement will be provided for if such improvements where added in compliance with applicable state and local laws and regulations, such as the Uniform Codes. In the event the Eligible Resident elects the Option to move and is not able to move the recreational vehicle or travel trailer themselves (under the normal use of the structure), bids will be obtained by the Relocation Assistant from licensed and insured mobilehome moving companies to determine the actual amount of the costs to relocate the recreational vehicle. 7.2 Costs of Relocating Personal Belongings (Packing, Moving and Unpacking): The contents of Eligible Residents with mobilehomes must be packed and removed prior to the relocation of the Residential Structures. Relocation of recreational vehicles and travel trailers may not require the contents to be removed prior to relocation; however, an Eligible Resident may have large, valuable or special furniture or equipment requiring removal prior to relocation of the recreation vehicles and travel vehicles that will be accommodated by payment of moving costs for such Eligible Residents with RVs. Further, in the event an Eligible Resident chooses to relocate to an apartment or other housing type and to not move the Residential Structure to another park, only the moveable furnishings and other personal belongings will need to be packed and readied for moving and moved. For purposes of this Report, the below mover expenses assume the Eligible Resident is relocating in or around Costa Mesa; however, additional allowance will be provided for. those relocating beyond a half -hour drive time from the Park. The average total estimated moving costs are approximately $600. The Eligible Resident will have the choice of accepting the moving allowance or of having the professional moving company's actual cost paid by Proposed Owner directly to the moving company. Moving Company Hourly Rate and Min. Travel Time Costs Est. Totals —' Charge Atlantic Relocation $120 per hour ($720 est. Double drive time @ $120 $840.00 Systems (714.687.1000) 6 hours) / hour Safeway- Moving $85 per hour; 3 hr. min. Double drive time@ $85 / $635.00 (979.639,0330) ($255 min; $510 est. 6 hours) hour plus $40 gas fee Tom & Sons Moving $58 per hour; 2 hr. 20% surcharge for fuel and $417.60 (877.552.2005) min.($116 min; $348 est. 6 travel ($69.60) hours) Two Brothers Moving $75 per hour; 3 hr. min. $50 flat fee for gas $500.00 (949.645.4545) ($225 min; $450 est. 6 hours) 7.3 Additional Costs — Lodging and Meals The Unites States General Services Administration ( "GSA ") provides guidance for per diem reimbursements. The GSA guideline combines Orange County with Los Angeles and Ventura Counties. For this region, the GSA guidelines provide a per diem lodging cost of $125 per night. " Based on estimated 6 hours of moving and '/, hour of travel time. Ancnor irauer rarK Page 11 of 19 Closure Impact Report (Updated 10- 30 -12) 30 The GSA further provides a maximum per diem for meals for Orange, Los Angeles and Ventura counties of $71 per person. Therefore, based on the foregoing per diem rates, the following table represents the amount of per diem for a household given the number of persons in that household. Number in Household 2 3 4 Each additional person Per Diem (lodging and meals) $125 +$71 = $196 $125 + $142 = $267 $125 +$213 =$338 $125 +$284 =$409 + $71 per day per person 8. RELOCATION MITIGATION MEASURES — ELIGIBLE RESIDENTS The Proposed Owner is aware of the significant impact that the closure of the Park will have on all residents, and in particular the Eligible Residents who live in the Park. The Proposed Owner will continue to provide timely and complete information to all Park residents regarding the Park closure process as well as relocation advisory assistance relating to alternative housing options and arranging for such relocation to the extent the Eligible Resident would like to utilize the Relocation Assistant for such purposes, It is likely that a number of the Eligible Residents will choose not to relocate their Residential Structure and choose one of the other Options made available to them. The Eligible Resident may wish to purchase a mobilehome in another park, rent an apartment, move to a senior facility, or choose another housing resource. These circumstances were taken into consideration when developing the relocation options as mitigation measures provided in this Report. The guidelines set forth in 66427.4 provide that the steps required to provide mitigation measures (referred to herein as relocation benefits) shall be related to the reasonable costs of relocation; however, as is explained throughout this Report, the Proposed Owner is providing relocation benefits in excess of simple reasonable costs of relocation. 18 The Proposed Owner has developed three (3) options of packages of relocation benefits ( "Relocation Options" or each an "Option ") as mitigation measures which will be made available to all of the Eligible Residents of the Park. These Relocation Options will be communicated to each Eligible Resident through this Report. An Eligible Resident household may select the Relocation Option in his /her /their discretion that suits the needs of that household. The Eligible Residents will also have the opportunity to meet with representatives of the Proposed Owner and with a Relocation Assistant from The Loftin Finn LLP, Ms. Patty Wong, to ensure the Eligible Residents frilly understand the Relocation Options. Ms. Wong has extensive knowledge and experience in providing advisory assistance to and assisting eligible residents in mobilehome parks and mobilehome/RV parks with their housing choices and with the implementation of those housing choices. 8.1 Available under All Three Options, "Resident Discretionary Fund" The Resident Discretionary Fund applies to all Eligible Residents, regardless of which Relocation Option is selected by an Eligible Resident. This Resident Discretionary Fund ( "FUND ") is provided in ADDITION TO THE STATE REQUIREAMNTS. This FUND is provided above and beyond the Relocation Options in recognition that there may be expenses not covered under the Relocation Options listed below including items such as the difference in rent from the Park to the alternative housing, paying security deposits or other additional expenses of relocating not otherwise covered, and to provide a financial buffer " Government Code Section 65863.7(e) provides that: "The steps required to be taken to mitigate shall not exceed the reasonable costs of relocation." Anchor Trailer Park Page 12 of 19 Closure Impact Report (Updated 10- 30 -12) N for the Eligible Residents. The amount of this FUND for each Eligible Resident household is Five Thousand Five Hundred Dollars ($5,500.00). The FUND amount, together with other relocation benefits outlined in the Relocation Options, will be paid, as is further discussed in Section 11, to any Eligible Resident who vacates the Park on or after the date that occurs eight (8) days after the approval of the Report by the City Council of the City of Costa Mesa and the expiration of any appeal periods19 ( "Commencement Date "). A written notice will be provided to all Eligible Residents within the Park informing them of the approval of the Report by the City Council and the actual Commencement Date. 8.2 Relocation Option l: State Required Mitigation to Relocate Residential Structures Relocation Option 1 is specifically derived from the Government Code requirement to reimburse the Eligible Residents their expenses relating to the actual cost to relocate to an alterative mobilehome park or mobilehome /recreational vehicle park. This Option 1 contemplates the payment of reasonable relocation costs to move the Eligible Resident, their personal belongings and thew Residential Structure to another mobilehome park or mobilehome /recreational vehicle park within the vicinity of Costa Mesa. The range of payments is shown in the table below are approximate values based on the estimates obtained and further discussed above in this Report (the actual expenses incurred in the relocation of the home and the moving of the personal belongings will be paid by the Proposed Owner directly to the company performing the service). The variables in the below estimates are based on the ability to move the Residential Structure and the per diem rate for the additional household members. Costs of Moving Mobilehome and Household Goods: Sin¢le Wide Double Wide RV Travel Trailer Relocation of Mobilehome $12,000 $13,000 $25020 $2,500 Moving of Personal $600 $750 $250 $500 Property 21 Total $12,600 $13,750 $'400.00 $3,000 Per Diem Allowance: Estimated Number of Days 5 Days 7 Days I Person $196 / day $980 $1,372 2 Persons $267 / day $1,335 $1,869 3 Persons $338 /'day $1,690 $2,366 4 Persons $409 / day $2,045 $2,863 Range of Benefits: There is a range of benefits for each housing type because the number of persons who live in the Residential Structure varies among the housing types. The Low Range assumes a 1 person household and the High Range assumes a 4 person household. If there are more than 4 persons in a household then the per diem allowance will be adjusted accordingly. The range of Relocation Benefits for each housing type is as follows: 9 See applicable time periods set forth in Government Code Section 65009(c). 20 $2,500 is allocated to non - motorized travel trailers and $250 is allocated for motorized RVs. 21 See, Section 7.2 for explanation of what is included in `.`Personal Property Moving" Anchor Trailer Park Page 13 of 19 Closure Impact Report (Updated 10- 30 -12) M Single Wide Double Wide RV Travel Trailer Low Range Relocation $19,080 $20,230 $6,880 $9,480 Benefit22 High Range Relocation $20,963 $22,113 $8,763 $11,363 Benefit23 For example, if an Eligible Resident owns a double wide and will be provided with a Per Diem allowance for seven (7) days for a four (4) person household, they would receive $13,750 for the costs in moving the Residential Structure and personal belongings plus a per diem amount of $2,863 plus $5,500 for the FUND, totaling $22,113. 8.3 Relocation Option 2: Sale of Residential Structure and Payment of Reasonable Relocation Costs (Option 1 Benefits, Plus) Under Relocation Option 2, the Eligible Resident will sell the Residential Structure to a licensed, bonded and independent company that will remove the Residential Structure from the Park and pay to the Eligible Resident the salvage value of the Residential Structure ( "Salvage Value ") rather than the Eligible Resident actually relocating the Residential Structure to an alternative mobilehome park or mobilehome /recreational vehicle park. Proposed Owner will provide a list of qualified salvage companies. In addition to receiving the Salvage Value, the Eligible Resident will receive the entire sum of the relocation benefits (in a cash payment as is outlined in Section 11.2) that would be offered to them, based on the estimated values set forth under Relocation Option 1, if they were to have moved their Residential Structure to an alternative location (Relocation Option 1 benefits adjusted for Residential Structure type and family size) including the applicable FUND amount. Eligible Residents choosing this Relocation Option 2 will be those who have elected to not move their Residential Structure to a suitable space in another mobilehome /recreational vehicle park. These Eligible Residents will choose to move to an alternative type of housing such as an apartment, a condominium, a senior living facility or another mobilehome park. There is the possibility under this Relocation Option for the Eligible Residents to stretch their relocation benefits by taking the Park offered Relocation Option 1 plus the Salvage Value of the Residential Structure. In this Relocation Option 2, the Proposed Owner will assist by providing the Eligible Resident the connection with the salvage company. 8.4 Relocation Option 3: Sale of Residential Structure at Appraised Value Plus Per Diem Allocation & Personal Property Moving Allowance Under this Relocation Option 3, the Proposed Owner will agree to purchase the Residential Structure from the Eligible Resident at an "in- place" appraised value as determined by a licensed appraiser 24. The Proposed Owner will provide a list of three approved appraisers from which the Eligible Resident may select one to perform the appraisal of the Residential Structure. The appraiser will be given the instruction to appraise the Residential Structure at its "in- place" value without regards to the Park Closure. The Proposed Owner will purchase the Residential Structure outright from the Eligible Resident, at which time the Eligible Resident will be required to surrender possession of the Residential Structure and move from 22 Assumes Single person household, 5 days of per diem expenses and includes the FUND amount. 2' Assumes 4 person household, 7 days of per diem expenses and includes the FUND amount. 24 "In- place" value means that the appraiser will be instructed to appraise the Residential Structure as if the home were being sold to a bona fide third party purchaser who will keep the home in the Park and without regard to either the pending Park closure or any other potential entitlements being sought by the Proposed Owner for the site. Anchor Trailer Park Page 14 of 19 Closure Impact Report (Updated 10- 30 -12) 33 the Park. In order for the appraisal to be obtained, the Eligible Resident will need to provide access to the Residential Structure to the appraiser; however, all efforts to work within the Eligible Resident's schedule will be made. Each Eligible Resident utilizing this Relocation Option 3 will receive a copy of the appraisal report for their individual Residential Structure. In addition to the Residential Structure sale proceeds, the Eligible Resident is entitled to receive: Compensation for moving personal property as is outlined in Section 7.2; and A per diem allowance for a maximum of 5 days for lodging and meals as is outlined in Section 7.3. 8.5 Summary of Relocation Options Available to Eligible Residents In an effort to clarify the various Relocation Options provided in this Report, below is a chart that summarizes the three Relocation Options. The ultimate benefits received will vary by the Eligible Resident household based on (i) the specifics of the Residential Structure, (ii) the size of the Eligible Resident's household, and (iii) the Relocation Option selected. Eligible Residents are encouraged to evaluate each Relocation Option to determine which Relocation Option best suits their needs prior to choosing an Option. u Cash amount received will vary based on home type: $600 for single wide; $750 for double wide; $500 for RV; $150 for travel trailer 16 Cash amount received will vary based on home type: $600 for single wide; $750 for double wide; $500 for RV; $150 for travel trailer Anchor Trailer Park Page 15 of 19 Closure Impact Report (Updated 10- 30 -12) 34 OPTION 1: OPTION 2: OPTION 3: State Required Relocation Cash Value of Option 1 Sale of Residential of Residential Structure plus Salvage Value of Structure plus Per Diem Residential Structure plus and Personal Property Per Diem and Personal movine ex enses Because of sale of Residential Structure, relocation of Residential Structure costs will not be Pro e movin expenses Moving of Residential Structure Actual cost to move Residential Structure will be paid by Proposed Owner to moving Value of $12,000 (Single wide); $13,000 (double wide); $2,500 (RV); company directly $250 (travel trailer ) 2aid out. Moving of Personal Property Actual cost to pack, transport and deliver with set up personal property will be paid by Proposed Owner to moving company directly Either Eligible Resident receives cash moving payment and moves personal belongings themselves 25, or actual cost to move property will be paid by Either Eligible Resident receives cash moving payment and moves personal belongings themselves26, or actual cost to move property will be paid by Proposed Owner to Proposed Owner to moving company d iroctly moving company directly Per Diem Food and Lodging Received based on family size Received based an family size based on 5 days Received based on family size based on 5 days Salvage Value of Residential Structure Not applicable Value will be determined by independent salvage company Not applicable u Cash amount received will vary based on home type: $600 for single wide; $750 for double wide; $500 for RV; $150 for travel trailer 16 Cash amount received will vary based on home type: $600 for single wide; $750 for double wide; $500 for RV; $150 for travel trailer Anchor Trailer Park Page 15 of 19 Closure Impact Report (Updated 10- 30 -12) 34 Appraisal Value Not applicable Not applicable Value will vary by of Residential Residential Structure as Structure determined by appraisal IN ADDITION to the benefits received as outlined in the above Options chart, each Eligible Resident will receive the FUND amount of $5,500 in cash above and beyond any benefits outlined in the various Relocation Options. 9. BENEFIT FOR NON- ELIGIBLE RESIDENTS The State mandated relocation monetary benefits are applicable only to the Eligible Residents. In recognition of the Non - Eligible Residents who are not eligible for relocation benefits and will also have to select alternative housing as a result of the Park closure, the Proposed Owner is willing to provide a fixed monetary benefit to the Non - Eligible Residents who are residents within the Park as of the date the original (albeit now void) Notice of Intent to Close the Park that was mailed to all Park residents on July 20, 2012, and who are not otherwise eligible for the Options of relocation benefits as outlined herein. The Non - Eligible Resident that rents in the Park must relocate between the period June 1, 2013 and July 31, 2013 to be eligible to receive the relocation benefit proposed in this Section 9. The Non - Eligible Resident will receive a fixed stipend of two thousand dollars ($2,000) paid in two equal installments as set forth in Section 11 if the Non - Eligible Resident vacates the Park during and within the time period June 1, 2013 and July 31, 2013. Non - Eligible Residents will also be able to meet with the Relocation Assistant to assist them with searching for alternative housing options and making the necessary arrangements with moving companies to move the personal belongings; however, the actual costs incurred in the relocation will be paid for by the Non - Eligible Resident. 10. PARK -OWNED RESIDENTIAL STRUCTURES All Residential Structures at the Park that are owned by the Current Owner and rented by management to tenants will be made available to any current tenant or homeowner so desiring to accept ownership and move the Residential Structure prior to the Closure Date of the Park and only after the currently occupying tenant has vacated the Residential Structure. There will be no charge for the Residential Structure and if any tenant or homeowner elects to take advantage of this offer, the relocation benefits for the Non - Eligible Resident or will not be reduced; however, you will be responsible for all costs related to transfer and accepting ownership and for moving the Residential Structure from the Park. The Residential Structures will be available on a priority basis and any tenant or homeowner desiring such a Residential Structure should contact Ryan Granito, Intracorp at (949)724 -5924 to get on the list. 11. SELECTION OF RELOCATION OPTION The Proposed Owner is providing assistance through the Relocation Assistant to both (a) the Eligible Residents in (i) evaluating and selecting the Relocation Option that best suits the homeowner's needs; (ii) making arrangements for moving of the Residential Structure and /or personal property, if desired; (iii) coordinating the salvage company under Relocation Option 2; and (iv) obtaining the appraisal reports for the Residential Structure for Relocation Option 3 and (b) the Non-Eligible Residents in the selection of alternative housing and making arrangements for moving of the personal property. Both Eligible Residents and Non - Eligible Residents will be encouraged to disclose special circumstances about the applicable resident's household, including, without limitation, age, medical needs, income, school requirements or such other information as may be needed in considering the relocation options of the individual household. Anchor Trailer Park Page 16 of 19 Closure Impact Report (Updated 10- 30 -12) 35 The Relocation Assistant will provide assistance to the Non - Eligible Residents, among other things, in working with them (i) regarding housing resources and the timing of their move out from the Park and (ii) their receipt of the moving stipend during the tenant move -out period of June 1, 2013 and July 31, 2013. The Relocation Assistant will be available to all residents via phone, email and in- person meetings held both during the day and evening hours to accommodate both homeowners and tenants. 11.1 Process to Select Relocation Option by Eligible Residents. A voluntary process for relocation advisory assistance is available to assist Eligible Residents in selecting their Relocation Option is available as outlined below: You will be contacted to set up an individual meeting to discuss the three (3) Relocation Options. We encourage you to bring any advisor or family member(s) you may have to this meeting. You evaluate and select a Relocation Option by filling out a form. A Sample Form is attached as Exhibit "K ". Return the form to Ms. Wong or as otherwise directed. Once you have selected your Relocation Option, you will be assisted with arrangements for your move from the Park, including without limitation, the moving company, lodging and arrangements with your' replacement housing site. You, of course, may do any of these tasks that you would prefer to do rather than have assistance from the Relocation Assistant. At your request, you will have access to advisory assistance from the Relocation Assistant in each step of this process. 11.2 Timing of Eligible Resident's Selection of Relocation Option Eligible Residents may select their Relocation Option at any time commencing eight (8) days after approval of this Report by the City Council ( "Selection Commencement") which selection will be subject to the payment of benefits schedule as outlined in Section 11.3 below; however, all persons in all Eligible Resident households (as well as Non - Eligible Residents) must vacate the Park prior to the Park Closure Date. If an Eligible Resident is undecided prior to or after an initial meeting with Ms. Wong (or other representative), additional meetings or telephone conferences will be available to assist all Eligible Residents with understanding their Relocation Options toward their selection of a specific Option. Eligible Residents are encouraged to take their time to understand their Relocation Options and make the selection that is best suited for their household's personal needs. Upon selection of the Relocation Option, a move out date will be scheduled and all required steps under the applicable Relocation Option selected will commence. The selection of the Relocation Option will be made by the Eligible Resident pursuant to an option selection agreement, the form of which is attached hereto as Exhibit "K ", beginning on or after the Selection Commencement and will be subject to the payment of such benefits as outlined below. 11.3 Timing ofPayments to Eligible and Non - Eligible Residents under this Report After the Selection Commencement date, the Eligible Residents will have the opportunity to meet with the Relocation Assistant (i) to continue to evaluate all three Relocation Options; (ii) to continue researching availability of alternative mobilehome parks, if desired, or other housing resources; (iii) to obtain the appraisal and salvage valuations of their Residential Structure (ifdesired); (iii) to provide additional information regarding a homeowner's classification, specific facts about the household, including without limitation proximity to employment, schools, and /or special needs that will assist in searching for and selecting alternatives for replacement housing; and (iv) to commence arrangements for moving from the Park. On or after the Commencement Date (see Section 8.1), the Proposed Owner will begin the actual Anchor Trailer Park Page 17 of 19 Closure Impact Report (Updated 10- 30 -12) UP, relocation of the Eligible Residents and payment of any benefits outlined in this Report (including those benefits to the Non - Eligible Residents). Eligible Residents will be able to commence receiving the benefits applicable to the Relocation Option they select beginning on the Commencement Date in accordance with the following schedule: After the Commencement Date, after selection of the Relocation Option, and not sooner than thirty (30) days prior to the Eligible Resident's specific move out date, the Eligible Resident will receive one -half (' /�) of the applicable FUND amount. If the Eligible Resident selects: I. Relocation Option 1, then all costs incurred in relocating the Residential Structure and the personal belongings will be contracted for by the Eligible Resident and paid directly by the Proposed Owner to the moving company performing the services, e.g. moving the Residential Structure, personal property, and so forth. The per diem amount will be paid directly to the Eligible Resident along with the balance of the FUND, upon the Eligible Resident vacating the space; 2. Relocation Option 2, then the Eligible Resident will receive the lump sum as designated under Relocation Option 1 and the balance of the FUND will be paid when the Eligible Resident has vacated the site and the proceeds from the sale of the Residential Structure when it is sold for salvage value; or 3. Relocation Option 3, then the Eligible Resident will receive the appraised value of the Residential Structure, per diem costs, and the balance of the FUND amount when the Eligible Resident vacates the site. The Eligible Resident will have the option to either take the personal property moving allowance in cash and then being solely responsible for causing and completing all moving and completing relocation of the personal belongings, or have the Relocation Assistant arrange for the professional moving of the personal goods under which circumstance the relocation costs will be paid directly to the company retained to move the personal belongings. To summarize the Eligible Residents' payments and the timing, see below chart. 2' Between the time the Report is approved by the City Council and the Commencement Date, Eligible Residents will have ample opportunity to work with the Relocation Assistant to evaluate the various Relocation Options, alternative housing options and to make applicable arrangements for relocation. 28 Move out Date will be set by the applicable resident and will vary by household. Upon scheduling the Move Out date, the 30 day period will be calculated for payment of the ' /z of the FUND amount or moving stipend. Anchor Trailer Park Page 18 of 19 Closure Impact Report (Updated 10- 30 -12) a 3� Prior to Commencement Date27 30 Days Prior to Eligible Resident's Move Out Date28 On Move Out Date Relocation Benefits Not Paid; /2 of FUND Amount Remaining 1/2 of FUND Amount; Option 1 Eligible Resident meets Per Diem; Personal Property with Relocation Assistant moving costs (if select to do to review Relocation directly). All third party costs paid Options directly to company(ies) handling service. Relocation Benefits Not Paid; /z of FUND Amount Remaining %2 of FUND Amount; Option 2 Eligible Resident meets Cash equivalent of Residential with Relocation Assistant Structure Moving Costs; Per Diem to review Relocation Amount; Salvage Value of 2' Between the time the Report is approved by the City Council and the Commencement Date, Eligible Residents will have ample opportunity to work with the Relocation Assistant to evaluate the various Relocation Options, alternative housing options and to make applicable arrangements for relocation. 28 Move out Date will be set by the applicable resident and will vary by household. Upon scheduling the Move Out date, the 30 day period will be calculated for payment of the ' /z of the FUND amount or moving stipend. Anchor Trailer Park Page 18 of 19 Closure Impact Report (Updated 10- 30 -12) a 3� 12. ESTIMATED TIMELINE NOVEMBER 1, 2012 TO CLOSURE DATE This timeline is a best case estimate. If anyone of the dates listed is delayed, then the entire timeline will be delayed. Distribution Revised CIR Options City Council CIR Hearing Residential Structure based on inde endent com an 's schedule Relocation Benefits Not Paid; Yz of FUND Amount Remaining %z of FUND Amount; Option 3 Eligible Resident meets Commencement Date (earliest move out date) with benefits to Eligible Residents Per Diem; appraisal value of Final Move Out Date / Park Closure with Relocation Assistant Residential Structure to review Relocation Options Non - Eligible Benefits Not Paid '/z of Moving Stipend Remaining '/z of Moving Stipend Residents 12. ESTIMATED TIMELINE NOVEMBER 1, 2012 TO CLOSURE DATE This timeline is a best case estimate. If anyone of the dates listed is delayed, then the entire timeline will be delayed. Distribution Revised CIR No later than November 1, 2012 City Council CIR Hearing December 4, 2012 Selection Commencement (earliest date to select Option) December 12, 2012 Change of Use/Project Entitlement Hearing January 14, 2013 Notice to Residents re: Park Closure Date and 6 -Month Notice of Termination of Tenancy January 24, 2013 Commencement Date (earliest move out date) with benefits to Eligible Residents March 12, 2013 Final Move Out Date / Park Closure August 24, 2012 13. SUMMARY The Park will cease operating as a mobilehome /recreational vehicle Park on the Closure Date, which is preliminarily estimated and anticipated to be August 24, 2013, All Eligible Residents and Non - Eligible Residents are entitled to stay within the Park during the closure process; however, all spaces must be vacated on or before the Closure Date. All Park residents will receive formal notices and informal updates during the closure process related to meetings with the Proposed Owner and The Loftin Firm LLP, legal notices related to the closure and, as requested, during the vacation of the premises. Eligible Residents will have the opportunity to select a Relocation Benefits Option as outlined in this Report. As additional information becomes available such as mobilehome or mobilehome /recreational vehicle parks with vacant spaces or mobilehomes for sale, updates (which updates will hereby become Addendums to this Report) will be distributed to the residents of the Park. The benefits offered under this Closure Impact Report comply with the statutory requirement that benefits be tied to the cost of relocation for the Eligible Residents, i.e., homeowners who own their Residential Structure and rent a pad space from the Current Owner. In addition to meeting the statutory requirements, this Report provides additional relocation advisory services and monetary compensation to assist the Eligible Residents and the Non- Eligible Residents in completing their relocation by the Closure Date. �9 Provided that the Report is approved on December 4, 2012. Anchor Trailer Park Page 19 of 19 Closure Impact Report (Updated 10- 30 -12) I Exhibit "A" Form Resident Survey (See Attached) Anchor Trailer Park Exhibit "A" Closure hnpact Report (Updated 10- 30 -12) 31 Anchor Trailer Park Resident Survey You are being asked to complete this survey to assist the proposed park owner and The Loftin Firm with better understanding the residents and the homes within the Park relating to the potential closure of the Park. By completing this survey, it will assist in determining who is eligible for relocation benefits and will provide us with information needed to calculate the benefits packages. However, by completing the survey, you are not guaranteed to be eligible for benefits as only some of the residents within the Park are eligible under California law. Resident Information Name of Primary Occupant: No. of Occupants in Home: Date Moved into Park: Names and Ages of other Occupants: Home Information Type of Home: ❑ Mobilehome (❑ Single Wide ❑ Double Wide); ❑ RV; ❑ Travel Trailer Owner of Home: ❑ Occupant (resident) Owns Home; ❑ Park Owns Home Age of Home: Make /Model: Insignia/Decal No.: License Plate: Have you installed exterior improvements? ❑ Yes ❑ No; if yes, please describe Do you have any specialty or large furniture? ❑ Yes ❑ No; if yes, please describe If you own the home, do you rent it out to a tenant? ❑ Yes ❑ No Any other information on your personal belongings or the home you would like to share with us? Relocation Desires Do you prefer to move to? ❑ Another mobilehome/RV park only if it is close to Costa Mesa ❑ Another mobilehome /RV park regardless of its proximity to Costa Mesa (how far are you willing /able to move away from Costa Mesa? miles) ❑ Apartment Complex within close proximity to Costa Mesa ❑ Other: Do you have any special needs or considerations that you would like to share with us? Comments: This survey is for infornmtional purposes only and is provided to you on a voluntary basis. Your participation is not required and participation will not guarantee eligibility for relocation benefits. MID Exhibit `B" Form Survey of Mobilehome Parks [See Attached] Anchor Trailer Park Exhibit `B" Closare Impact Report (Updated 10- 30.12) Al T h e L o f t I n f I r m LLP Attorneys at Law Name of Park: Address of Park: [ ] Family Park [ I Age Restricted Park Name of Contact: Contact Phone # : Number of Vacant Space(s): Size of Vacant Space(s): Number of Park -Owned Homes for Rent: Monthly Space Rent: • Included in Space Mobile home or R.V. Requirements to Move into Park (complete all that are applicable): Size of Are used homes accepted? (Y/N): Additional Requirements to Move into Park: 5760 Fleet Street, Suite 110 • Carlsbad • California • 92008 T: 760.431.2111 • F: 760.431.2003 ^ www.loftinfirm.com • abedell @loftinfirm.com • Real Estate • Business Planning and Operations • Sustainable Projects • Estate Planning 4a Exhibit "C" Government Code Section 66427.4 § 66427.4. Conversion of Mobilehome Park; Impact Report (a) At the time of filing a tentative or parcel map for a subdivision to be created from the conversion of a mobilehome park to another use, the subdivider shall also file a report on the impact of the conversion upon the displaced residents of the mobilehome park to be converted. In determining the impact of the conversion on displaced mobilehome park residents, the report shall address the availability of adequate replacement space in mobilehome parks. (b) The subdivider shall make a copy of the report available to each resident of the mobilehome park at least 15 days prior to the hearing on the map by the advisory agency or, if there is no advisory agency, by the legislative body. (c) The legislative body, or an advisory agency which is authorized by local ordinance to approve, conditionally approve, or disapprove the map, may require the subdivider to take steps to mitigate any adverse impact of the conversion on the ability of displaced mobilehome park residents to fmd adequate space in a mobilehome park. (d) This section establishes a minimum standard for local regulation of conversions of mobilehome parks into other uses and shall not prevent a local agency from enacting more stringent measures. (e) This section shall not be applicable to a subdivision which is created from the conversion of a rental mobilehome park to resident ownership. Anchor Trailer Park Exhibit "C" Closure Impact Report (Updated 10- 30 -12) 45 Exhibit "D" Summary of Spaces, Type of Home/Residential Structure, and Ownership Category Totals: Type of Ownership (Eligible Residents) Number of Units in the Park Resident Owned Homes 23* Park Owned Homes (Non- Eligible Residents) 12 Vacant Spaces 8 *Manager space is counted as a "Resident Owned Home " space far purposes of this chart Break down of Resident Owned Homes: Residential Structure Type Number of Eligible Resident -Owned Home Types Mobilehome 8 Recreational Vehicle 8 Travel Trailer 7 Ancnor irauer rant Exhibit "D" Closure Impact Report (Updated 10- 30 -12) 44 Residential Residential Space Ownership Category Structure Space Ownership Category Structure Type Type I Park Owned Home RV 23 Resident Owned Home RV 2 Resident Owned Home RV 24 Park Owned Home RV 3 Resident Owned Home RV 25 Resident Owned Home TT 4 Resident Owned Home RV 26 Vacant 5 Resident Owned Home MH 27 Tenant Owned Home MH 6 Vacant 28 Resident Owned Home MH 7 Resident Owned Home RV 29 Vacant 8 Vacant 30 Park Owned Home TT 9 Resident Owned Home RV 31 Park Owned Home MH 10 Park Owned Home RV 31A Resident Owned Home TT I 1 Resident Owned Home RV 32 Resident Owned Home TT 12 Resident Owned Home RV 33 Resident Owned Home MH 13 Park Owned Home 34 Resident Owned Home MH 14 Resident Owned Home MH 35 Vacant 15 Resident Owned Home TT 36 Park Owned Home MH 16 Vacant 37 Resident Owned Home MH 17 Park Owned Home 38 Park Owned Home MH 18 Park Owned Home RV 39 Vacant 19 Resident Owned Home TT 40 Resident Owned Home MH 20 Resident Owned Home TT 41 Park Owned Home MH 21 Resident Owned Home TT 42 'Park Owned Home MH 22 Vacant Totals: Type of Ownership (Eligible Residents) Number of Units in the Park Resident Owned Homes 23* Park Owned Homes (Non- Eligible Residents) 12 Vacant Spaces 8 *Manager space is counted as a "Resident Owned Home " space far purposes of this chart Break down of Resident Owned Homes: Residential Structure Type Number of Eligible Resident -Owned Home Types Mobilehome 8 Recreational Vehicle 8 Travel Trailer 7 Ancnor irauer rant Exhibit "D" Closure Impact Report (Updated 10- 30 -12) 44 Exhibit "E" New Mobilehome Space Prospective Tenant Waiver (Form) NOTICE TO PROSPECTIVE TENANT OF PROPOSED PARK CLOSURE AND WAIVER OF RELOCATIONS BENEFITS Mobilehome Space Rental We are advised that you are contemplating renting a pad space in the Anchor Trailer Park ( "Park ") located at 1527 Newport Boulevard, Costa Mesa, California. Prior to your renting the space, the Park owner wishes to advise you, pursuant to California law, of the following items: 1. The Current Owner of the Park has entered into an agreement to sell the Park to Intracorp Socal -1, LLC ( "ISC ", as "Proposed Owner "). While such transaction will not be completed for some time (estimated mid - 2013), the ISC intends to cease operations of the Park and with our authorization, ISC has commenced Park closure proceedings. 2. It is anticipated that the Park will cease operations on or about August 24, 2013. 3. If you rent a pad space within the Park, you will be required to vacate the Park on or before the date that the Park actually ceases to operate as such; however, you will receive notice from the ownership to inform you of the specific dates. 4. Further, if you rent a space within the Park, you will not be eligible nor ever become eligible to receive relocation advisory assistance or relocation monetary benefits that may be provided to existing residents within the Park and costs or expenses you incur to relocate your mobilehome (and /or recreational vehicle) will not be reimbursed by the Park_owner or management or SIC. This Notice is given to you pursuant to Section 79.8.56(g) of the California Civil Code and Section 66427.4 of the California Government Code. By signing below, you are acknowledging receipt of this Notice. Section 798.56(g) of the California Civil Code and Section 66427.4 of the California Government Code provide for mitigation of the financial impact to homeowners with tenancies who must relocate as a result of a park closure. By signing below you freely acknowledge and admit your understanding that you are renting a space in the Park on a temporary, short term basis and will incur expenses to move from the Park when you are required to vacate the Park, and you are expressly and voluntarily waiving any right to payment of any kind or nature of any relocation fees, benefits, expenses and /or any form of remuneration or assistance as a result of the sale and closing of the Park provided by the above code section or any other provision of law. Signature Print Name Date Acknowledgment by Park Management: Signature Print Name Date Anchor Trailer Park Exhibit "E" Closure Impact Report 4s, NOTICE TO PROSPECTIVE TENANTS OF PROPOSED PARK CLOSURE AND WAIVER OF RELOCATION BENEFITS RV Space Rental We are advised that you are contemplating renting space in the Anchor Trailer Park ( "Park ") located at 1527 Newport Boulevard, Costa Mesa, California. Prior to your renting the space, the park owner wishes to advise you, pursuant to California law, of the following items: I. The Current Owner of the Park has entered into an agreement to sell the Park to Intracorp Socal -1, LLC ( "ISC ") (as "Proposed Owner "). While such transaction will not be completed for some time (estimated mid- 2013), the ISC intends to cease operations of the Park. 1 It is anticipated that the Park will cease operations on or about August 24, 2013. 3. No space may be occupied for a period exceeding eight (8) months and twenty -nine (29) days, or the date of the cessation of use as an RV Park, which ever occurs first. 4. If you rent a space within the Park, you will be required to vacate the Park on or before the date that the Park actually ceases to operate as such; however, you will receive notice from the ownership to inform you of the specific dates. 5. Further, if you rent a space within the Park, you will not be eligible nor ever become eligible to receive relocation advisory assistance or relocation monetary benefits that may be provided to existing residents within the Park and costs or expenses you incur to relocate your recreational vehicle will not be reimbursed by the Park owner or management or SIC. This Notice is given to you pursuant to Section 798.56(g) of the California Civil Code and Section 66427.4 of the California Government Code. By signing below, you are acknowledging receipt of this Notice. Section 798.56(g) of the California Civil Code and Section 66427.4 of the California Government Code provide.for mitigation of the financial impact to homeowners with tenancies who must relocate as a result of a park closure. By signing below you freely acknowledge and admit your understanding that you are renting a space in the Park on a temporary, short term basis and will incur expenses to move from the Park when you are required to vacate the Park, and you are expressly and voluntarily waiving any right to payment of any kind or nature of any relocation fees, benefits, expenses and/or any form of remuneration or assistance as a result of the sale and closing of the Park provided by the above code section or any other provision of law. Signature Print Name Date Acknowledgment by Signature Date Anchor Trailer Park Exhibit "E" Closure Impact Report (Updated 10- 30 -12) *0 Name Exhibit "F" Eligible Residents Space Name Benefits Space Name Benefits No. Eligibility No. Eligibility 1 Way No 23 Howe No 2 Ganser No 24 Bradford No 3 Sundrhl No 25 Henderson Yes 4 Ramirez Yes 26 Vacant N/A 5 McMann Yes 27 Bell No 6 Vacant N/A 28 Megee Yes 7 Rogers No 29 Vacant N/A 8 Vacant N/A 30 Chase No 9 Anderson Yes 31 Nestor /Silverman No 10 Herman No 31A Rosales (MGR) Yes 11 Libby Yes 32 Quigley Yes 12 Boyle No 33 Wyld Yes 13 McGee/Kitzerow No 34 Wolter Yes 14 Hoover Yes 35 Vacant N/A 15 Ellison Yes 36 Congleton No 16 Vacant N/A 37 Curfman Yes 17 Roelofs No 38 Meyers No 18 Rios No 39 Vacant N/A 19 Moore Yes 40 McCarty Yes 20 VanHeemskerek Yes 41 Morrow No 21 Morphew Yes 42 Ducat No 22 Vacant N/A Totals: Eligible Residents 17 Non - Eligible Residents 18 Vacant 8 Anchor Trailer Park Exhibit °F" Closure Impact Report (Updated 10- 30 -12) ,q-7 Exhibit "G" Mobilehome Park Survey Responses Park City Vacancies Restrictions, Requirements, Other Notes Distance Rolling Homes Costa Mesa None Age restricted; 55+ ; no vacancies or rentals. 1.2 MP Playport Costa Mesa 2 Age restricted park; maximum rent of $848; rent 1.3 Mobile Village includes trash, water, sewer; First tenant minimum 55 y /o, secondary tenant minimum 45 y /o; used homes are accepted (no specific age provided); size of homes accepted are between 20 and 22 feet wide Regal Mobile Costa Mesa Varies" Age restricted; 55 +; Rent space & own home. 1.7 Estates Must go through realtor to inquire about purchasing home in park. Space /land rental is —$900 /month. Used homes not accepted. Pool, Jacuzzi, laundry, club house. RV spaces are month to month. Starlite Village Costa Mesa Varies" All age park; all short term, month to month 1.9 tenant Bay Harbor Costa Mesa None Family Park; however, no rental or vacant spaces. 2.1 MHP Huntington by Huntington 20 for sale Normal application requirements 4.8 the Sea Beach and rent Del mar Huntington 0 Park- Age Restricted nark; 55+ ; no RV's; monthly rent 5.9 Mobile'Estates Beach owned varies + Utl; rent includes facilities usage. No Rental park -owned homes for rent avail, would have to physically drive through park to see for sale property. Pacific Mobile Huntington 4 All age park; regular application requirements 6 Beach Brookfield Huntington 0 Park- Age Restricted park; 55 +; no RV's; used homes 6.1 Manor Beach owned accepted however must pass health & safety; Rental monthly rent —$820 + Utl; rent includes clubhouse and other facilities usage. No park - owned homes for rent avail, would have to physically drive through park to see for sale property. Huntington Huntington 15 for sale, Family Park; used homes accepted however home 6.1 Shorecliffs Beach 3 for rent must be 5yrs or younger; rent is $1600 -2000 Parque Tustin Varies" Would not disclose any information. Informed 11 Santiago that interested party must come in person. Very adamant about going to park in person for information. Ocean Breeze Garden 1 All Age park; no permanent tenancy; must move 12.6 TP Grove out for at least a week after 6 months of continuous tenancy Anchor Trailer Park Exhibit "G" Closure Impact Report (Updated 10- 30 -12) FM Park City Vacancies Restrictions, Requirements, Other Notes Distance Lake Park, Santa Ana 5 for rent Age Restricted park; 55+ ; no RV's; monthly rent 13.4 Santa Ana N. $1000 -1200. Used homes not accepted. Purchase home & Lease is in the land. Ponderosa Orange 10 All age park; Monthly Space Rent = $999; no 13.6 Travel TP further information provided Los Alisos West- 3 rental Family park: monthly rent —$1600 -2400; renter 13.9 MH Estates minister must pay all utl.; used homes not accepted; no animals; yearly lease only /no month to month; rental park only, Lincoln Anaheim Varies ** All age park; maximum 2 person occupancy; 14.2 Recreational maximum length trailer of 35 feet; no motorcycles; no pets Anaheim Anaheim N/A All age park; short term tenancy only; five 16.2 Resort RV permanent spaces were grandfathered in prior to short term tenancy conversion Anaheim RV Anaheim Varies ** All age park; maximum size accepted 70ft; homes 16.9 Village must be 10 years or newer Anaheim Anaheim Single All age park; 1/2 of park is residential long term 17 Harbor Wide - 4 tenants, other half is drive through short term or 5 tenants Double Wide - 3 or 4 Cedarhill Fullerton Varies ** Family Park; however, no rental or vacant spaces 22.4 Estates that they are aware of Onsite sales office for interest in owning. Individual owners are responsible for rental of their homes. Therefore, interested parties must physically go to park and research rental signs. Cypress MP Cypress 2 for sale Family park; no vacant or rental spaces, however 24.3 2 homes for sale; used homes not accepted; no RV's (the few that are there have been randfathered in ** Parks said vacancies do exist; however, they are specific to the size of the trailer and the needs of the resident. Further contact would need to be established withpark management to obtain a more detailed vacancy report depending on the needs of the Eligible Resident desiring to relocate to such park. These parks did not disclosure any further general information. Anchor Trailer Park Exhibit "G" Closure Impact Report (Updated 10- 30 -12) 49 Exhibit "H" Mobilehomes for Sale in Other Parks [See Attached] Anchor Trailer Park Exhibit "H" Closure Impact Report (Updated 10- 30 -12) �� Dean Wood MSL Mobile Home Tue, Oct 30,20N2 01:38 PM Rat: 1 Active 1845 MQULQva Ave 26 Costa Mesa (CM) Senior Wee 525,900 U12002935 Male: 19 Orange county (OR) ARJO 892. 110 -26 Area Southwest Costa Mesa (02) Zip 92627 -4572 XSTS a outh of W 19th St Aerial Map View SR 2 BA 2 Park Name REGAL ESTATES Border Tract Wes Islas Cos is Mesa South (WSCM) LPExc Features Aluminum, Entrance - Living Roam, Open Floor Plan, Manufactured Homes Allowed, Senior Card hit unity 554. Dining In Kitchen, Formal Dining Room, Hom a Warranty Plan, Covered Parch, Deck - Tiered, Patio, Ass no Pool, List Type Exclus Iva Right To Sell or Lease /Full Service TO 688G3 Land Included No Equity # Meld Home Spaces Wonderful Senior Park, Lovely Clubhouse and Pool. Spacious 2 bedroom 2 bath, Desirable Large Corner Lot Location. Remodeled Kitchen, granite counters, newer appliances, Dining Area in Kitchen plus Formal CiningrDom with China Cabinet. Huge Livin groom, Inside Laundry. Entertain on your large deck and patio. 2 Car carport plus 2 sheds for storage.2 Extra parking spaces available. Central Air Conditioning and Forced Air Heating. Bike to the Beach!Rdom for garden. All occupants must complete an application for approval by Regal arates Minimum incom a required $2 ,700 per in onlh and Fair Credit Required. Space Rent $900 per month, Must pay Utilities & water per usage, plus trash. Directions Harbor or Newport blvd. South, Wan 19th, a outh on Monrovia Special Conditions: Standard Sale or LeeseMOne Additional Property Features Length 50 Width 20 ASgft 1.4001 Re I m y at e d Addition Yr all does Body Double Space Rental hcl 7P Guest Hse7 Woolf Land Fee Manufacture Name Viking Manufacture Date 1/1 /1968 Make hbtlel Etlgew ootl Pets Yes Foundation Pier Jacks Skirl Alum inom Rkng Carport, Covered Parking, Deck (s), Guest Parking, Other Parking Tot Rog 2 Garage, A cars Parking Spaces Carport 2 # Garages RV Fee Does Seller Have An Agreement Requiring Mobile Fi To Remsin ?Yes Water [Distant Distance m Beach (Mies) Pool As a oa Pool Amenities Spa Laundry Inside Laundry Appliances euilWn & Fre a standing Range, Dishwasher, Dryer, Freestanding Gas Range, Garbage Us pos al, Gas Dryer Hook Up. Microwave, Range Hood, Refrigerator, Washer Other Dining in Kitchen, Formal Dining Room, Home Warranty Plan Security Inters Heating Cooling Floors Carpet Partial Fireplace Location Fireplace Fuel Fireplace Desc Baths # of Full 1 Baths # of 3141 Baths # of Half 0 Baths # of 114 0 Baths Desc Dou bid Shower, Shower Over Tub, Tiled Shower Kitchen Dead Grant to Counters ,Remodeled Interior MSC En trance - L ivin g Re o m, Op e n Flo o r Plan LSsabPdy, Access 32 in ch or in or e w l it e do ors Ezt erior /S!ructurai Roof Ra ing Patio Cc we re d Par ch, De ck -Tier. d, Patio Got ... d Yard Cond As Is U.,snNi indows Structures, Other Shed Exterior Construction Water Heater Gas Lot Description Water Sewer in, Connected & Paid A1.0461 a Oim Acres Serial# U COHi 0000 Licit L814750 X DOit Uc2 XX 4 DOHS Li G Serial #4 Di Lot l Block Traclt Parcel# Parcel MUpM Cori m unity /As sociation HS Dist New part M as a United School District Bemen Junior Amenities Assoc Club Hee /Rec Facility, Assoc Utilities Paid, Association Club House, Asect iatlon Pet Rules High San HOA Dues $ !MO Co -Op? HOA YIN Yes Assoc Name Regal Es tales so. Rat 900 Perk Deposit0 Listing Activity LP /agft $10.50 Orig Rice $25,900 Rev Rlca It Current Rice $25,900 Contact Information Pr ... red By: Dean Woad DRELicense: 01366284 Referred H....:714 -742 -4771 Referred Phone Fxt Agent Direct phone Number. 714- 742 -4771 Agent Toll Free Plane Number: Referred Fax: 714 -526 -3810 Mobile Phone: 714- 742 -4771 Pager: wo-ii 00 Vacemail'. 000 -0000 Bldg: Office Phan: 714- 293 -8555 Primary a -mail address: dean AM realestalecom Webslt. board.: Office Name: T.N.G. Real Estate Can s ultane m vfp�vfw -, """Piet NIF" 0 8o Lipp 1 F 11 IR .m--� M8, 00 The amureoy of all infosmatian, regardleasof mama, inGuding but not limited to square footagesand lot azea Isdeemed milable but not guaranteed and should be pemonelly vanned through personal I nspaglon by andia, Mtn the eppmpdate profes9onala ®coavdoht, Ulfornie Regional Maniple listing S.Mae, Inc., Copydgh,, CARETS® RRRITS S3 Dean Wood MSL Mobile Home the Oil 30, 2012 01:38 PM Active 1845 Mari Ave bt Costa Mesa ONyl Senior Rice $27,000' U11003330 Media : 11 Orange County (OR) APN0892- 110.41 Area Southwest Costa Mesa (02) Zip 82027 - XSTS 19th Street Aerial Map's View BR SA2 Park Name Regal Estates Bulder Tract Mobile /Modular /Manufactured (MMM) LP Etc Features Mini Blinds, Screens, Aluminum, Drywall Walls, Entrance - Foyer, Paneled Walls, Manufactured Homes Allowed, Cuing Area, Covered Porch, Partial Copper Plum clad, As a oc Pool, Heated & Filtered In Ground, As sob Spa List Type Eaclus Iva Rig ht To Sell or Leas a /Full Service TO 880G3 Land Included Yes Equity Beach (miss) # Mob Heme Spaces 95 Rat: 2 Regal Estates senior community offers alarge lovely club house with a kitchen that you can reserve for entertaining. There are pool and ping pang tables and a card room. The sw im mine pool are has a covered patig7acuzzl, and bathrooms with showers. It is only a 10 minute drive to the Ocean, lovely beaches, shops and restaurants. This manufactured home has been remodeled with granite kitchen counters and the floors. Setter is giving the free standing stove, refrigerator, washer and dryer. Each bedroom has It's own full bathroom. One of the bath tubs has ajacuzzi and both have showers. They have the flooring and walls in the remodeled bathrooms. The back bedroom has a window air conditioner. The dining area has afunctional built in buffet were you can store items and use for serving company. There is well to wall neuturel color carpeting. This home has an outside porch were you can enjoy our ocean breezes. Owner is allowed to have a room mate with management approval. Directions Take 19th s treat west fro Harbor Blvd. then go left on Monrovia. Special Conditions: Standard Sale or Leaselldone Additional Property Features Length 40 ASgft 96W 0th er Space Rental trial Manufacture Name Star Manufacture Date 412211988 Pets Foundation Rkng Carport Tot P'kg 2 Garage, #cars Does Seller Have An Agreement Requiring Mobile He. To Remoln7 Yes Pool Assoc Pool, Heated & Filtered, In Ground Spa Ass oc Spa Laundry Laundry In Kitchen Appliances Dryer, Freestanding Gas Range, Garbage Us pas al, Refrigerator, Washer Other Dining Area Security Resident Manager Width 24 Cooling WallM7mdow Apprvl7 Addition Yr Bit 1969 Body Type Guest HBO? Sheds Land Lease Vaka Modal Baths Dead Shower Over Tub, Tile VFaIIs, Tiled Shower, Tub With Jets Skirt Parking Spaces Carport #Garages Wale, District Distance to Beach (miss) RV Fee Heating Wall Gas Cooling WallM7mdow Floors Carpet - Partial, Ceram to Tile, Vinyl Tile, Wall -lo -Wall Carpet Fireplace Location Fireplace Fuel Fireplace D.B. Baths te of Full Baths # of 314 0 Baths # of Half 0 Baths # of 1/4 0 Baths Dead Shower Over Tub, Tile VFaIIs, Tiled Shower, Tub With Jets Kitchen Case Granite Counters interior Mae Dryw all Walls, Entrance - Foyer, Paneled Walls Disib0dy Access None Exterior /Structural - RooiCompasition Rumbing Partial Copper Plum bing Ratio Covered Porch Enclosed Yard Cond As Is DoorsAMndows Min] Blinds, Screens Structures, Other Shad Exterior Construction Metal Water Heater Gas Lot Description Water Sewer AL. Size One Acres Serial# U OOH7 ABA3023 Udl .ABA3023 X DOH2 L]c2 XX S53378XX DOH3 Lic3 Serial # 4 DOH4 Lot l Block Tracts ParceW Parcel Map# Comn itylAa s ablation HIS Dist 13eme , Junior High San Amenities Card Room, Clubhouse, Hot Tub HOA Dues $ /MO Co -Op? Assoc Name Spe Rat 900 Park Daposit0 Listing Activity LPISgFI $28.13 Orig Rice $39,000 Rev Price $39,000 Current Rice $27,000 Contact Inform adon Resented By: Doem Mod DRE License: 01366284 Referred Foma 714 -742 -4771 Referred phone Fxt: Agent Direct Rhone Number. 714- 742.4771 Agent Toll Free Phone PMmbec Preferred Fax: 714 -526 -3610 Mobile Pnane: 714 -742 -4771 Page[ 000-0000 Voiceneil: 000 -0000 Blog: Office Fl1ona: 714 -20.3 -8555 Primary .-mall address: tleanrminorealeslate. cum Webelte address: Office Hartle: T.N.G. Real&-late Consultants l�' Yy uvm The I.m., of nli in(otmolm , negaMlemof wuscc, intluding but not limited to muafe foalages and lol SM isdeemed fellable but not guamntaed and thoeld be Pemnally vengeb through petwnal inwsdion by andlc' W th the oPPtepnale pwfessonals Co Copynghl, CelifQmia Regional Multiple Lining SeMcc, Inc., Copynghl, "RETSO FROM S` Dean Wood Mobile Home Tue, Ocl 30, 2012 01:38 PM Wolin 24 Active 1750 Whittier 65 Costa Mesa CM) Senior Rice $ 45,000- U12002131 Wriia,. 12 Orange County(OR) AFNOu12002131 Area Southwest Costa Mesa (02) Zip 92627 - XSTSWnittier,17th Aerial Mapes View BR2 SA2 Park Name Greenleaf Sullder Tract Mcbile /Modular /Manufactured (MM M) LP Exc Features Other, Hom saw n are Association, Senior Comm unity 55 +, Corner Lot, Assoc Pool, Freplace Location Fireplace Fuel List Type Excles ive Agancy /Full Sarvice TG 88864 Land Included No Equity Baths Case # Marc Home Spaces 1 Rc;: 3 All offers will b considered 11.5 Miles to the sand at Newport Beach In a 55 +community with pool and clubhouse. Great location A constant ocean breeze 12 bed, 2 bath. One of the largest units an a corner lot, maxing out at a total of 1,560 a ft with the enclosed parch. Core a enjoy what this quiet, friendly comet unity has to effort Directions 17th Street (West) to Vvhit iar (Right) to Greenleaf Mobile Home Park Special Conditions: Standard Sale or LeaseDNone Additional Property Features Length 50 Wolin 24 Spa ApprvP ASgft 1 ,360 / Landlord/Tenanl /Seller Abrader, Yr Bit 1970 Body Type Space Rental lncl Bectrlcity, Gas, Trash, Water Goes[ He.?No Sheds Land Fee Manufacture Name Dam us Manufacture Data 111 11870 Make Ma del Freplace Location Fireplace Fuel Pats No Baths 4 of Full Baths #of 3140 Baths #of Hato Baths #of 1/40 Baths Case Foundation Kitchen Dec. Interior Mae Skirt Pi Carport, Driveway - Concrete _ Roof Core position Punning Patio Enclosed Yartl Cond Tot Pkg 2 Garage, # cars Parking Spaces Carport 2 # Garages Does Seller Have An Agreement Requiring Mobile Hone To Remain? Yes Water District Distance to Beach (Miss) Pool As s oc Pool Spa Sewer Public Sewer Laundry Laundry In kitchen Appliances Cook lop - Gas, Gas D-yer Hoak Up, Microwave, Oven -Gas, Water Purifier - Owned Other Sauer# Security Gated Community, Resident Manager OOH10 Ucl0 Interior Heating Cooling Floors Carp et - Partial Freplace Location Fireplace Fuel Fireplace Case Baths 4 of Full Baths #of 3140 Baths #of Hato Baths #of 1/40 Baths Case Serial # 4 Kitchen Dec. Interior Mae Disability Access Grab Bars in Bathrooms) Enteric, /Structural _ Roof Core position Punning Patio Enclosed Yartl Cond Do.'emodows Structures, Other Cc an in unitv /Aa a ablation octenor Construction Water Heater Water Cie tricVPa b 11 Sewer Public Sewer ALOtSIza Clan Acres Sauer# USf 1565U OOH10 Ucl0 X s1155x 00112 Lic2 XX a 115x DOH3 Lic3 Serial # 4 00H4 Lot Corner Lot )Block Tract 2120 Percew Parcel Nap# Cc an in unitv /Aa a ablation RV Fee H5 Dist New port M as a Wiled School District Owner, Junior High Sch Amenities Hl Dues $ IMO Co -Op? Assoc Name Bpc Rm 950 Park Ceposit 950 Listing Activity I_RSgFt$32.89 Ong Rice 112,000 Rev Rica $112,000 Currant Rios $45,000 Resemted ey: Dean Wood Referred phone Ent Preferred Fax: 714- 526 -3810 Volcemail: 000-0000 Rimary e -mail address: deanldtnarealestate.com ORE License: 01365204 Agent Direct Phone Number: 714-742 -4771 Mobile Rhone: 714- 742 -4771 Slog: Website address: 17 Referred Phone: 714- 742 -4771 Agent Tell Roe Plane Number: Pager. 000 -0119 Office Rhone: 714 -283 -8555 Office Neme: T.NG. Real Estate Cons clients EM i. Dean Wood MSL Mobile Home Tu a, Oct 30, 201201:38 PM Ref: 4 Active 1684 Whittler Ave S Costa Mesa (CM) Family Rice 580,000 U12000036 Media: 13 Orange County (OR) ARNO 692- 140.09 Area Southwe at Costa Mesa (02) Zip g2827.4436 XSTS Whither Ave & West 17th Street Aerial Mapes View Catalina Island View, Ocean View BR2 BA2 Park Name Orange Coast Mobile Lodge Bulder Tract Orange Coast Mobile Home Lodge(OTHR) LPExc Features Double Pane Wridows, Mini Blinds, Screens, Skylights, Wooden, 9FOOt Callings, Boomed CeRing(s), Cathedral Ceilings, Custom Wndow Covering, Drapery Rods, Drywall Walls, Entrance -Living Room, Natural Day Lighting, Recessed Lighting, Window Blinds, Coastal Zone, Manufactured Homes Allowed, Community Mailbox, Lot Level -Flat, Net on Thru Street, Ocean Side of Freeway, Premium Lot, Small Tree(s) - under 20 Feet, Some Landscaping. Sparsely Treed Lot, Street Paved, Street Private, Streebights, Utilities - OtherlSee Rem arks, Breakfast Bar, Going in Niched, Fenced, Porch - Front, Porch - Rear, Full Capper Plumbing, List Type Exclusive Agency /Full Service TG all Land Included Nc El lly N Mob Home Spaces '2003' Turnkey property with all the upgrades to go with It. Step out front to enjoy the ocean breeze and enjoy the sunset over Catalina Island. With this low space rent, Ocean view, and Cul -De -Sac location, it won't be around for long. Se cam a enjoy what this tranquil hom a has to offer before it's gonel Directions 55 South until it ends and becomes Newport Blvd. Continue on Newport until 17th aI. Right on 17th a to end, left on Whittler. House in front on the left. Cul -de -sac Special Conditions: Standard Sale or LeaselNone Length 36 ASgft B641 Other Space Rental hot Electricity, Gas, Trash, Water Manufacture Name Coven Indus tries Manufacture Date 11112003 Pets Yes Foundation pier Jacks Rkng Driveway, Guest Parking, Off Site Parking, Off Street Parking, On Street Parking Tot Rkg 2 Garage, to cars 0 Does Seller Have An Agreement Requiring h'ubae Hone To Remeal Yes Property Features Cord Repairs Co a alt c, DoorsMindowa Double Pane Wndow s, Mini Bill as, Screens, Sk yll g his Air, Hot Water, Natural Gas, Well, 24 Programmable Thermostal APprvl7 Addition Yr Bit 2003 Body Type Double Guest Had? No Sheds Land Lease Make Model Window Covering, Drapery Rods, Cryw all Walls, Entrance - Living Ron., Natural Doors -Swing in, Grab Bars Throughout, No Interior Step s, Skirt Wadden Shared Driveway, Uncovered Parking Spaces Carport 0 k Garages 0 P,V Fee Water District Costa Mesa Water Distance to Beach (Miss) a ankles Pool Spa Laundry Central Hall, Community Laundry, Family Room, Inside Laundry, Laundry Area, Laundry In Kitchen, Storage Space Appliances Built -In Gas Range, Cookiop - Gas, Dishwasher, Dryer, Freezer, Garbage Disposal, Gas Dryer Hook Up, Oven -Gas, Range Hood, Recirculated Exhaust Fan, Refrigerator, Warmer Oven Drawer, Washer, Water Line to Refrigerator Other Breakfast Bar, lining in kitchen, Fenced Security Nan- Mon(tored, Resident Manager Heating Baseboard, Central, Forced Cord Repairs Co a alt c, DoorsMindowa Double Pane Wndow s, Mini Bill as, Screens, Sk yll g his Air, Hot Water, Natural Gas, Cooling Ceiling Paris), Other, WallMfindow, Whole House Fan Roots Carpet- Partial, Laminate, Linoleum Programmable Thermostal Other Aw hurt g(s), Faces No rlhw as Freestanding, Gutters, Lou d s cap a d, Natural Gas, Perch, Rain Gutters Faeplace, Location Fireplace Fuel Fireplace Dean Baths # of Full 2 Baths d of 314 0 Baths # of Halt 0 Baths N of Ist 0 Bats Desc Fib a rg l ass Shower Bodo s u re, Linen Clue a I. Show at and Tub, Shower Over Tub, Sk yll gh t(s), Tiled Shower Lot Description- - harder Mi.9 Foot Collin gs, Be am ed Cc III n g(a), Cat in e d r al Ceili n g s, On a tom Disability Access 2 + Aces ss &Its, 32 [.an or T a to w to a d acts, Kitche5 Care Window Covering, Drapery Rods, Cryw all Walls, Entrance - Living Ron., Natural Doors -Swing in, Grab Bars Throughout, No Interior Step s, Water Us UIctlPU bile Day Lighting, Recessed Lighting, Wndow Blinds Thresholds less than 518 of an inch Roar Composition Fiumbing Full Copper PlumongPatlo Porch - Front, Parch - RearEnclosed Yard Back, Fenced Yard, Fenced-Rear, Fully Fenced, Wood, Yard Cord Repairs Co a alt c, DoorsMindowa Double Pane Wndow s, Mini Bill as, Screens, Sk yll g his Up d at e d /Re m o d a l a Other Aw hurt g(s), Faces No rlhw as Freestanding, Gutters, Lou d s cap a d, Natural Gas, Perch, Rain Gutters Structures, Other Shed Exterior Construction Siding Water Heater Gas Lot Description- - Sewer In Water Us UIctlPU bile Street ALo Size Gm Acres Serial# U DOH7 Doi CSE4020AARZ273119 X 030659X DOF12 1_1m2 XX 030659U DOH3 Uc3 Serial #4 DOH4 Lot Comm unity M allbox, Lot Level- flat, Not on Thru Street, Can an Side of Freew ay, Prom turn Lit, Sm all Tree(s) - under 20 Feet, Sam a Landscaping, Spars sly Tract 22 Parcei#Porcel Tre ed Lot, Street Paved, Street Private, Streetlights, Utilities - OtherlSee Rem ark s 1 Block Map# HS Ohn Newport Mess Unified School 0lslrict Amenities HOA Dues $ Assoc Name Boman Junior High Sch IMO Co -Op? Spa Rut 675 Fork Deposit LRSgFI $10495 Ore Rice $89,900 Prov, Rice $ Current Rice $89,900 Contact Inform often Resented By: Dean Wood DRE License: 01366284 Referred Hand: 714 -742 -4771 Referred Friona Exll Agent Direct Phone Number: 714- 742 -4771 Agent Toll Free Fl1one Number: Preferred Fax: 714- 526.3810 Mobile Phone: 714- 742 -4771 Roger: 000 -0000 Voicerreil 000.0000 Ong: Opine plans: 714- 203.8555 Primary¢ -mail address: deamell.ealestate.com Webslie address: Office Name: T,PLG. Real Estate Consultants N / ' ~z Dean Wood MISL Mobile Home Tue, Oar 30,2012 01:36 PM Active 1684 Whittler Ave 33 Costa mesa (Cm) Family Price $110,000 5712858 Media: 19 Orange Coury(OR) AM0892- 140.33 Area Southwest Costa Mesa (C2) 21p 92627 -4440 %STS 171h and Whittler Aerial Map's View BR2 8A Park Name Orange Coast Builder Tract Custom (CURT) LP Exc Features Double Pane Wnd ows, Covered Patio, Covered Porch, List Type Evolve Ive Ag ency /Frail Service TG 800G4 Land Included No Equity # Mob Home Spaces Ref: 5 Located in a quiet park at the and of a Cul-da-Sao. This pride of ownership home offers 2 be drocma and 2bsibs from a2003 Southw cod by Chain plan. Has a paver drive leading to a fenced yard, privacy patio with storage In the rear, skylights and a custom covered front parch, close to Canyon Park, ocean breeze, laundry room, large kitchen, 2 car parking spaces, surround sound setup for Living Room and Master Bedroom, wired for Internet end low space rent. One mite walk to the beach) Directions Hwy 55 (South), 17th (West), Whittler (Left) Special Conditions: Standard Sala or LeaseMone Additional Property Features Length 20 Width 48 Apprvl? A Soft 8601 ES tim at e d Addition Yr Bit 2003 Body Type Double Space Rental he( Guest Had? Sheds Land Lease Manufacture Name Champion Manufacture Date 1/112003 Make Model Pots Yes Foundation Skirl Pkng Tot Rkg 2 Garage, # cars Parking Spaces 2 Carport # Garages RV Fee Does Seller Have An Agreement Requiring Mable Horns TO Remain? Yes Water Credit Distance to Beach(mics) Amenities Pool Spa Laundry Appliances BullWn Gas Range, Oshw asher, Gas Dryer Hoak Up, Microwave, Refrigerator Other Security Interior Heating Central Cooling Floors Laminate Fireplace Location Fireplace Fuel Fireplace Dec. Beth. # of Full 2 Baths # of 314 0 Baths # of Half 0 Baths # of 114 0 Baths Ledo Linen Closet Kitchen Dean Interior Mae Disability Access None Exterior /Structural Roof Pushing - Patio Covered Patio, Covered Porch Enclosed Yard Cord Doors Wndows Double Pane Windows Structures, Other also., Construction Water Heater Gas Lot Description Water Sewer ALotSize I Dm Acres Serial# U DOH10214 LIC1108A /6 X DOH2 Uc2 %X009035 DOH3 1-10 Serial #4 DOH4 Lot /Black Tract Parcei# Parcel Map# Cam m unity /As so Cation HS Dist Bannon Junior High Soh Amenities HOA On. $ 11,10 Co -Op? Assoc Name See Rot 661 Park Deposit 550 Listing Activity LPISgFt $114.58 Orig Rlce $110,000 Rev Rice $100,000 Lu ... ot Rice $110,000 Contact Information Resented By: Dean Wood DRELicense: 01366284 Referred Poona: 714- 742 -4771 Referred Phone For Agent Direct Phone Number: 714- 742 -4771 Agent Toll Free Firms Number: Referred Fax: 714 - 526 -3610 Mobile Phone: 714- 742 -4771 Pagan 000 -0000 Voib..Il: 000 -0000 Flog: Office Phone: 714- 203 -0555 Primary e-mail address: Websita address: Office Neme: T.N.G. Peat ESlate Cons ultanis o l t� View from Mcien to llving Roam i.... a t r j9tu� e OEM r 3 r e t+ r 3 s t_ The acotmry of an information, regardlessol soume, mduding but not limited to square foatageaend lot sizes, is deemed reliable but not guemnleed and dmuld be personally Yenned thmugh parson al neeectlon by andlor with the appmpdate pmaselonala ®C°uvdght California Regional Multiple Listing Saodce, Inc„ Upydgh4 CARETS® MRS 1� Dean Wood Mobile Home 327 W WILSON 20 790 Metl__a.9 Orange county (OR) Central Costa Mesa (04) i HARBOR-WILSON BA 1 ar Tract COSTA MESA MOBIL ESTATES (OTHR) vas 'ype Exclusive Right To Sell or LeaselFull Service Included No Equity 23,500 Tue, Oct 30, 2012 01:36 PM Ref: 6 Costa mesa (CM) Fam lly Price $23.500 APHO 999999999 ZIp92S27- Aerial Map View Park Name COSTA MESA MOBIL BETA TE LPExc TO 889AI # Mob Home Spaces UP -grad ad 28drm -1both Mobil Horn . —Corr platly Rem ed eled 6 an onth ago" With new er inside IF aint /ceramic the in kitchen & living room /new er granite caunier- top /Newer cabinets and stovelNew water healer /inside laundrytlwa parking apacellntedor to Cation /M ativated Seller -Tim a to sell. Structures, Other Dlrectlons See TG 88BAl Exterior Construction Server Special Conditions: Standard Sale or Lease7None Odd Fri. $23,500 ALotSize Additional Property Features Serial# U Length 32 W1dth 24 Yes ASgft 78e1 1-andlcrdlien anV Saller Addition Body Yr BII 1869 Body Type Space Rental lncl Guest Hse7 Sheds Land Lease Manufacture Me" Skyline HM In Manufacture Dale 12/111989 Make Model Pots Junior Foundation shirt Rkng Bpc Rol 051 Tot Flag Garage, #cars Paling Spaces Carport #Garages RV Fee Does Seller Have An Agreemanl Requiring Mobile Horm_ To Remalo? Yes Water 0lalsku Distance to Beach (muss) Amanllies Pool Spa Laundry Appliances Other Security Heating Fireplace Location Baths # of Full 1 Baths Case Kitchen Cesc Roof Surround Cord Let Description Structures, Other NO Exterior Construction Server Water Odd Fri. $23,500 ALotSize DOHI LAM0202 Serial# U X DOHS XX 40710518A Serial # 4 DOH4 Lot / Block Cooling Floors Fireplace Fuel Fireplace Oxen Baths # of 314 0 Baths # of Half 0 Interior Va. HS Dist Barren Amenities Let Description HOA Ones $ NO Assoc Name Server LP/SgFt$30.60 Odd Fri. $23,500 Resented By: Dean Wood Referred Phone &t: Referred Fax: 714- 526 -3810 Volcermd. 000 -0000 Primary e -mail sddress: deante nerealeamle.com Baths #of V40 Disability Access None Bad Activity - Prev Rice $ DRELicxnse: 01366204 Agent Direct Phone Number: 714- 742 -4771 Mobile Phone: 714- 742 -4771 Bing: Website address: 6� Current Rice $23,500 Parcel Map# Referred Phone: 714- 742 -4771 Agent Toll Free Rhone Number: Pager. 800 -0000 Office H1ons: 714- 203-6555 Office Name: T.N.G Real Estate Consultants High Sch T. N r s Patio Enclosed Yard Doors/Wmdowa Water Heater Let Description Server Dim Acres DOHI LAM0202 List CAL359855 DOH2 LIC2 DOHS LIC3 DOH4 Tract 0 Parcel# Com an u nitylAs a octallon Junior Ca -Op7 Bpc Rol 051 Park Capped 850 Bad Activity - Prev Rice $ DRELicxnse: 01366204 Agent Direct Phone Number: 714- 742 -4771 Mobile Phone: 714- 742 -4771 Bing: Website address: 6� Current Rice $23,500 Parcel Map# Referred Phone: 714- 742 -4771 Agent Toll Free Rhone Number: Pager. 800 -0000 Office H1ons: 714- 203-6555 Office Name: T.N.G Real Estate Consultants High Sch T. N r s f!. SM. 1b P,: ^.i'vC - 327 tAll- Sr:�J ". Full Bath. New water Heater. The andcom, of all infmmafion, regardless of mume, including then not limited to sac am footages and lot axe, Isdeemed reliable but aat gvara med and d1muld be pdrammily vengad b mugh personal in-ryection by antllorvAlh the appmpdate pmfea lonala ®COpy_dht, CafiHmnla Regional Multiple Loch, Service, Inc., Copydghl, UFETS® CORM E Dean Woad MSL Mobile Home Tue, Oct 30, 201201:38 PM Rod:7 Active 327W Wilson St 88 Costa mesa (CM) Fare lly Price $24, D00 P836793 Neddla: 1212 Orange County (OR) APNO892A19.31 Area Central Cos a Mes a (C4) Zip 92627 -1600 XSTS Fairview WisonlHarbpr Aerial Map `% View BR BA2 Park Name Costa M as a M Obil Estate Builder Tract Sk yllne (OTHR) LP Exc Features APprvl9 List Ty pe Eacl u s ive Rig ht To Be If or L e as BiFull Ser vice TG889Ai Land Included No Equity 24,000 Space Rental hot Trash # Mcb Home Spaces 105 Upgraded 2bdrm -2Bath Family Mobil Home with Inside laundry,newer windows,lighty living room includes Skylight,crowle molding,laminated woad flooring,recessed l ighting,bathroom s are well -paper decorated. All appliances such as ref rigeretor,range „diswasher,washer & dryer will stay. Dlreciions Be. Thomas gulde 839a1 Special Conditions: Standard Sale or LeaselNone Additional Property Features Length 32 Width 24 APprvl9 ASgft 7681 LandlordRananVSeller Addition Yr 311999 Body Type Double Space Rental hot Trash Guest Hse? Sheds Lard Less Manufacture Name Skyline Manufacture Date 12 /111899 bake Model Palm Spring Pets foundation Skirt Prdmg Tot Rkg 2 Garage, # curs Parking Spaces Carport # Garages RV Fee Does Seller Have An Agreement Requiring Mobile Hams To Rea ln7 Yes Water GStficl Distance to Beach(ni Amenities Pool Spa Laundry Appliances Other Security Interior Heating Cnefing Floors Fireplace Location Fireplace Fuel Fireplace Dean Baths #of Full Baths #of 314 Baths #of Half Baths #of 1140 Baths Des. Porch Oesc Interior khse Disability Access Wheelchair Ram p(s) ExteriorlStructural Roof Rumbling Patio Enclosed Yard Cord DocrdAMndows Structures, Other Exterior Construction Water Neater Lot Description Water Bawer ALOtSiae Dim Acres Senate U DCH1 Ia28086 1-10 000 x DCHZ c2 XX 23716631E DCH3 Lic3 U Serial # 4 DOH4 Lot l Slo ck Tract Female Parcel Map# Cord uelyvAssocietion HE Dist Bemen Junior High Sch Amenities HDA Dues $ NO Co-op? Assoc Name Spc Put 800 Park Deposit 800 Listing Activity LPISgFt $31.25 Only Price $24,000 Rev R -Ica $ Current Rice $24,000 Contact Inform atlon Resented By: Cash Wood DRELicerse'. 01366284 Preferred Ftone: 714 -742 -4771 Referred Frode &t: Agent Onset Prone Number: 714 -742 -4771 Agent Tall Free Phone Number- Referred Fax: 714- 526- 3810 Mobile Prone: 714- 742 -4771 Pager: 000 -0000 Volcemaif 000 -0000 Up, Office Prone: 714- 203-8655 Primary. -nail address: dtomr?Png realesiatecom Websile address: China Name: T.N.G. Real Estate Cons name W S ��/ <d R�< � | � �� �7 \ !A° © }/{ ���� � \ °+ � fJ � K Dean Wood Ml Mobile Home Floors Active 327 W Wilson $186 5707769 Madia:6 Orange Dearly (OR) Area East Costa Mesa (CS) XSTS Wlson 8 Harbor BR 2 BA 2 Builder Tract 0 (OTHR) Pastures List Type Exclusive Right To Sall or Lease)NI Service Land lncNded No Equity Tue, Oct 30, 2012 01:38 PM Ref: 8 Costa Mesa (CM) Family Price is 23.9001 ARNO 892. 019.25 Zip 92627 -1600 Aerial Map'j View Park Name Costa Mesa LPExc TG 889A1 s Mcb Home Spaces Beautiful bedroom 2bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, very centrally locay, Inside Laudry room. Newer kitchen and newer floors. private park Ing space. Ready for moving in. Directions 55 frowsy exit victoria Special Conditions: Standard Sale or LeaseMons Additional Property Length 32 ASgft 768/Saint ated Space Rental hot Other Manufacture Name Skyline Manufacture Date 11111998 Pats Foundation Rang Tot Rkg i Garage s cars Does Seller Have An Agreement Requiring Moble Roma To Remain? Yes Am enitlas Pool Spa Laundry Appllancee Other Security Heating Fireplace Location Baths # of Full 1 Baths Case Kitchen Desc Goofing F Floors Fireplace Fuel R Rreplace Case Baths 4 of 314 1 B Baths q of Half Roof Hushing Cond Structures, Other Exterior Construction Water ALotSlze Serials U X XX 23710496A Serial # 4 Lot/ Black HS lost Garden Grove Unified School Cis irior Amenities HOA Dues $ Assoc Name . LPISgFt$31.12 Orig Rice §24,900 Resented By: Dean Wood Preferred Rhone Eat'. Referred Fax 714- 526 -3810 Vaicemail: 000 -0060 Rimary e -mail address: dean rdtaereateslale.com :Patio DeersAAgndows Water Heater Width 24 Apprvl? Addition Yr Bit 1998 Body Type Double Guest Mae? Sheds Land Lease Make Model Skirt Parking Spaces Carport is Garages Water Disinct Distance to Beach (miss) Baths 9 of 114 0 Disability Access Nona Enclosed Yard RV Fee Sewer Dim Acres DOW 01478780 Lich LAY9672 DOF12 LIC2 OOH3 UIC3 DOH4 Tract Parcew Parcel Map4 Com munity/ASS oaation Barren Junior High Bch NO Co -Op? Spe Fare 80C Park Deposit U Activity Rev Rice $24,900 Currant Rice $23,900 DRE License: 013_B2B4 Agent Direct Phone Number :714 - 742 -4771 Mobile Phone: 714942 -4771 Blog: Walhalla address'. V7 Preferred Phone: 714 -742 -4771 Agent Toll Free F-0hone plumber: Pager: 000 -0000 Oiftce Phone: 714- 203 -8555 Office Name: T.N.G. Real Estate Consultants in Resented By: Dean Wood Preferred Rhone Eat'. Referred Fax 714- 526 -3810 Vaicemail: 000 -0060 Rimary e -mail address: dean rdtaereateslale.com :Patio DeersAAgndows Water Heater Width 24 Apprvl? Addition Yr Bit 1998 Body Type Double Guest Mae? Sheds Land Lease Make Model Skirt Parking Spaces Carport is Garages Water Disinct Distance to Beach (miss) Baths 9 of 114 0 Disability Access Nona Enclosed Yard RV Fee Sewer Dim Acres DOW 01478780 Lich LAY9672 DOF12 LIC2 OOH3 UIC3 DOH4 Tract Parcew Parcel Map4 Com munity/ASS oaation Barren Junior High Bch NO Co -Op? Spe Fare 80C Park Deposit U Activity Rev Rice $24,900 Currant Rice $23,900 DRE License: 013_B2B4 Agent Direct Phone Number :714 - 742 -4771 Mobile Phone: 714942 -4771 Blog: Walhalla address'. V7 Preferred Phone: 714 -742 -4771 Agent Toll Free F-0hone plumber: Pager: 000 -0000 Oiftce Phone: 714- 203 -8555 Office Name: T.N.G. Real Estate Consultants in Dean Wood MBL Mobile Home Active 2191 Harbor BM 74 P839177 Madia:I Orange County (OR) Area East Costa Mesa (C5) XSTS Between Winds and Victoria SR 2 BA 2 Builder Tract Custom (GUST) Features List Type Exclusive Agency /Full Service Land included No Equity Tue, Oct 30, 2012 01:38 PM Re(: 9 Costa Mena (cm) Family Price $32.000 APNO 892-1)50.74 Zip 92627.5963 Aerial Mep'V View Park Name Tradew Inds LPE%C TG 888,12 If Mob Home Spaces Good looking 2 bedrm, 2 full bath, built 1999, by Palm Springs Manufacture, Priam loon locallon in nice gated comm unity. Carport parking, atlditie na) parking spot , and 2 storage shat s. Ross enable space rent. Association (acuzz) and clubh0us e. Directions Off Harbor Blvd, between Wilson and Victoria. Special Conditions: Standard Sale or Leaseftme Healing Additional Property Features Fireplace Location Fireplace Fuel Length 24 Baths # of Full 2 Wdth 32 APprv% ASgft 7681 ES tim ated Addition Yr Bit 1999 Body Type Space Rental hcl Aumbing Guest Hsei Sheds Land Lease Manufacture Name Palm Springs Manufacture Date 1/111999 Make Wool Exterior Construction Pots Water Foundation Dim Skirt U DOHi' Rkng X DOH2 Tot Rkg 2 Garage, n cars Parking Spaces Carport 1 # Garages RV Fee Dees Seller Have An Agreement Requiring Mobile Home To Rambn7 Yes Water District Olstanoa to Beach(Mies) Amenities Elenwn Junior Amenities Pool HOA Duos $. IMO C.-Op? Spa Stu Art 815 Laundry Appliances Other Security Healing Cooling Fireplace Location Fireplace Fuel Baths # of Full 2 Baths s of 3/4 0 Baths Desc Kitchen Desc Interior We Rest Aumbing Curd Structures, Other Exterior Construction Water ALOtSiza Dim Serial# U DOHi' X DOH2 XX DOIH3 Serial # 4 DOH4 Lot I Block Tract B HS Dist Elenwn Junior Amenities HOA Duos $. IMO C.-Op? Assoc Name Stu Art 815 LP /Sq Ft$41.67 DIP R-k a $32,000 Resented By: Dean Wood Referred Phone Ext Preferred Fax: 714 -526 -3810 Velcomil: COO -0000 kimary e -mail address: deanl®tnarealastato.com Floors Fireplace Conic Baths # of Hal( 0 Patio Ccors✓Wndows Water Hester Description— Sewer Acres Lici' Lic2 Lici Baths # of 114 0 Disability Access None Declared Yard Parcew Parcel Maps dry /Association High Sch Rev Rice $ —Control lnfermation- DRELisense: 01366284 Agent Direct Fone Nuirbec 714- 742 -4771 Mobile H d.c 714 - 742 -4771 king: Website address: IN Park Deposit? Current Price $32,000 Preferred Phone: 714- 742 -4771 Agent Toll Free Mon. Number: Pager: 000 -0000 Office Atone: 714- 203-8555 Office Name: T.N.G. Real Estate Cons clients sr„ Pal L. SR P !t '3 i'1'i - 2 i 'j ,i r,r,r l4 The an=orary of all Information, rogand es of mums, including but not limited to wuare lootages and lot dies is deemed relleblo but not pomant.ad end should be personally vedf ad through pamonal Inmeal by and /or with the appropriate prnfes,fonala ®Loovdaht, Callfomla Regional Multiple Liating Sardcs, Inc, Copyright, C.ARETINo CR[IS %0 Dean Wood Mobile Home Toe, Ocl 30, 2012 01:38 FM Ref: 10 Active 327 W WILSON S4 Costa Mesa (CIA) Family Price $35,000' MRM- K11055656 Mednia:9 Orange County (OR) APN089201004 Area Out of Area (OA) Zip 92627 XSTS Fairview B Wds.n Aerial Map''r View BR 2 BA 2 Park Name Costs Mesa Este Budder Tract (OTHR) LP &c Features Guest Heel Sheds Land Le as List Type Exclusive Right To Sell or Leas adeall Service TO Land brindled Equity # Mob Hone Spaces Own a from a in Costa Mesa for as little as $35,000. Seller willing to pay two months HOA Ou as..... This m anufec[ured home is ].oared 3 m it.. from local beaches in a quite cam m unity. This hom a has high vaulted ceilings and an open floor plan 2 bedroom and 2 bathroom s, inside laundry room and your parking s pace. Close to shopping center, free Ways and the Orange County Fair Ground. Its lime for you to enjoy the beach life. Directors Special Condlttoast Standard Sale of LeaseMOae Add[tom.l Property Features Length 32 lMdlh 72 APPrvl7 ASgft / Addition Yr Bit 1990 Bay Type Space Rental he] Guest Heel Sheds Land Le as Manufacture Name Manufacture bate Make Model Pats Foundation Start Rwg Interior Tot Rkg 1 Garage, If cars 1 Parking Spaces Carport # Garages 1 RV Fee Does Seller Have An Agreement Requiring Mobile Hann TO Remain ? Yes Water Oforicl Distance to Beach(mlles) Am anitiea Pool Fireplace Fuel Spa Fireplace Desc Laundry Inside Laundry Appliances Other Security Interior Heating - Cooling Place Fireplace Location Fireplace Fuel Fireplace Desc Baths # of Full 2 Baths # of 314 Baths N of Half Baths # of 114 Baths Dead [kitchen Desc interior Msc Disability Access Exterior /Structure] Roof Rumbing Patio Ebel ... d Yard Cond Doors/Wmdows Structures, Other - Exterier Construction Water Healer at Description Water Sewer ALotSlze Dim Acres Serial# U HSCA$NA bOHi 90350539 Llci RAb537242 X OOH2 Lic2 XX DOH3 Lic3 Serial # 4 DOH4 Lot/ Stock Tract 41906 ParceM4 Parcel k'ap# Community /AS satiation HS Dist Barren Junior High Son Amenities HOA Dues $0 tMG Co -Op? Assoc Nam Soo R1t 750 Park Depasil Listing Activity LPISgFt $0.00 pig Rice $37,001) Rev Rice $ Currant Rice $35,000 Contact Information Resented By: Doan Woad Referred Phone Ext Referred Fax: 714- 526 -3810 Vciceh il: 0000000 Primary a -mail address: deanrbtnorealeslate .om ORE License: 01366284 Agent Direct Phone Number. 714- 742 -4771 Mobile Phone: 714- 742 -4771 Slog: Walhalla address: F Referred Phone: 714- 742 -4771 Agent Toll Free Phone Number: Pager. 000 -0OOo Office Phone: 714 -203 -8555 Office Name: T.N.G. Reel alate Consultants TNG r viL S,.R lvlRlul %(i ?nS So'.q .127 'N41.S7.14 The accuracy of all iafmaratioa, regaMex of mma, including but not limited to ssryare footagea and lot szes is deemed reliable but net Buemntaed and around he pennnally verged through penal Ingmctlon by andtoredth Ire appmpnate profe�onals 0 Copyny, Califomia Regional Multiple Listing Service, Inc., Copydghl. MRETW ffn Oaan Wood MAI Mobile Home Tue, Oct 30, 2012 01:38 RM Closed Sale 1¢60 Whittier Ave 35 Costa Mesa(CM) Senior Rice a 14,900• U11004419 Madim14 Orange Counly(OR) AFN0892- 150.35 Area Southwest Costa Mesa(C2) Zip 92627- . XSTS 17th &VJnithar Aerial map *1 Viaw Catalina Island View -A -Boo View BR2 BA ,Peek Park Name Island View i Builder Tract Mobile Homes(OTHR) LPExc Features Aluminum, Senior Community 55+, Bluff No Pool, No Spa /Cliff Front, Corner Let, Cul -De -Sao, Covered Porch, Enclosed Patio, Porch List Type Exclusive AgencylFuli Service TG 88864 Land Included No Equity # Mab Hare Spaces 35 Ref: 11 Rear, Auction style sale ll Highest and best after to be aces ptad on or before Janruary 15th deadline. Bring all offers l Great location l Cool ocean breeze, amazing sunsets and bluffs steps away. At and of Cut- Oe -Bac. With alow space rent and a short jog to the beach. Come enjoy what this quite comunity has to offer. New laminate floor cut. Washer, dryer & fridge included. This property Is priced to sell and will go quick, s and paint through Directions West on 17th Left on Wnittier End of Street Special Conditions: Standard Sale or LeasofNone Length Sfi Additional Property ASgf17001 LandiordrF.nen VSeller Space Rental Intl Gas, Trash, Water Manufacture Name Suncresl Manufacture Gate 111/1973 Pets Subm it Foundation Prkng Covered Parking Tot Rkg 2 Garage, # cars Does Seiler Have An Agreemaal Requiring Mobile Hone To Remain? Ye s R.1 N. Pool Am en hies Spa No Spe Laundry Inside Laundry Appliances Dishwasher, Gas Dryer Hook L!?, Microwave, Oven -Gas, Refrigerator, Washer Other Security Exterior Security Lights Heating Central Fireplace Location Baths # of Full 1 Baths Desc Kitchen Dead Open to Ford ily Room Roof Flat Roof Flurnal Cond As Is Structures, Other Exterior Construction Water ALOl51ze Serial# Patio Covered Porch, Ens worsA44ndows Water Heater U X XX 3246 Sepal # 4 Lot Bluff /Cliff Front, Corn an 4ot. Cul -De Sac 7 Block HS DIM New IF art Mesa Unified School Ols Irict Amenities HOA Dues $ HOA YIN No Assoc Name Les Fr am a Manag am ant Inc Width 12 Apprvl? Yes Addition Yr Bit 1973 Body Type Double Guest Had? No Shed.I Land Lease Make Medal Parking Spaces Water District Cooling Flocrs Laminate fireplace Fuel Fireplace Dec. 8aths#of 3140 Baths #of Hallo Porch -. Rear.. Earned /M0 LP /SgFt $21.20 Orig Rice $24,900 Rev Rice $15,900 Sald Rio. $14,900 SP7SRFt $21.29 COFIEnd Date: 2/112012 Resented By: Dean Wood Referred Phone &t: Rafened Fax' 714 - 526-3810 Voicemail. 000 -0000 Primary a -mail address: d can 49lnarealestata tom ORE License: 01366264 Agent Direct Fhane Number: 714- 742 -4771 Mobile Phone: 714-742 -4771 Bldg: Website address. 73 am DOH7 01/01/173 DOFI2 DOHS 00114 Tract 0 Junior Co -0p? Spa Rat 688 Skirl Carport 2 # Garages RV Fee Cislance to Beach (miss) Baths # of V4 0 Disability Access None Enclosed Yard Sewer In Street Acres List ASKS354 Lic2 Uc3 Parcel# Parcel MSPt High Son Fork Deposit 580 Current Rice $14,900 Preferred Fhdex 714- 742 -4771 Agent Toll Free Phone Number. Pager: 000 -0000 Office Phone: 714 - 203-8655 Office Name: T.NG, Real Estate Cons ultanls t 6:1y h Dean Wood Mobile Home Sale 327 W WILSON 5175 176 Medla:9 Orange county (OR) Southwest Costa Mesa (C2) �bNL50N- HARBOR BA 1 =.r Tract COSTA MESA MOBIL ESTATES (OTHR) ass ype Exclusive Right To Sell or LeasalFull Service Included No Equity 26,500 Tue, Oct 30, 2012 IDLES PM Rat: 12 Costa mesa (CM) Family Rice 816.500' AM0999999999 Zip 92627 -1800 Aerial Me, 40 View Park Name COSTA MESA MOBIL ESTATES LPExc TG 88DAI # Mob Home Spaces 105 JUST REDUCED $6,000.GREAT 2 SEDRM -1BATH MOBIL HOME WTH NEWER CERAM IC TILED FL OOR IN KITCHEN 8 LIVING ROOM,TILED WALL IN KL WCOD WINDOW SHUTfERSJNSIDE LAUNDRY, NEWER INSIDE PAINT,CROWN MOLDING THROUGHOUT,INSIDE LOCATION. Orrefors WILSOWFAIRVIEW /WARBOR Special Conditions: Standard Sale or Lease /None Length 32 A ddhionel Property Features ASgft 770/ LdndlordlTan.rt /Serer - Vddth 24 Apprvl ?Yes Space Rental not Addition Yr Bit 1969 Body Type Manufacture Noma 09578 DEVELOPER Guest Hse, Manufacture Dale 12/1/1989 Sheds Land Lease Pets Make 702A /DEVELOPER Model Foundation Rkng Other Parking Skirt Tot Prkg 2 Ease Seller Have An Agreement Requiring mbbPe Home To Remain Garage, M cars Raddng Spaces 2 ? Yes Carport #Garages RV Fee Gara Water District Distance to Beach ( Not Am ahr iUes Spa Laundry Appliances Dishwasher, Freestandlog Gas Range Other Security Resident Manager Healing Forced Air nterior Fireplace Location Cooling Floors Baths # Full 7 Fire lace Fuel Baths Dead a c Baths # of 314 0 gainsa4 offH 0 Baths # of 1/4 0 Kitchen Dose Form ice Counters, Open to family Room interior Msc Disability Access None Roof Hurrbine Exterior /Structural Conti - Patio 6miosad Yard Structures, Other Oaors/Windows Exterior Construction Water Heater Lot Description Water ALnI$IZB blm Sewar Serial# U Acres DOH1 pFS191430 x Jet LAN1933 • ;CN 89350579 0OH2 0OH3 L Sarial # 4 Lido OOH4 C3 Lot l Block Tract 638 Parcels Parcel Mae# Damh iy/Aa a ociatiori HS Dist Herren Junior Amenities High Bch HOA Wes $ IMO Co -Op? Asaoc Name Spa Rnt B50 Park Deposit 920 LPId Orig Rice 0 Listing 24,50 Activity Rev Rice $24,500 Pa e $162 Soitl Rice $16,500 SWSgFt $21.43 1.43 COFIEntl Date: 7130 12012 Current Rice $20,500 Contact Information Resented By: Dean Wood ORE License: 01366284 Referred Rtane: 714- 742 -4771 Referretl Rhone FxC Agent Direct Rhone Number :714 -742 -4771 Agent TOD Free Phone Number. Referred Fax 714- 526 -3810 —W Mcblle Rhone: 714- 742 -4771 Pager: 000 -0000 Voices 000 -0000 Blog: Primary e -mail address: tleantotlnorealeslata ca Office Mon.: 714 -20 3­8555 Website add,..: Office Name: T.N.G. Real Estate Consultants —7S �� } „' '_.. a. Dean Wood Mobile Home Tue, Oct 3% 201201:38 PM Real 13 Closed Sale 1845 Monrovia 60 Costa Mesa (CM) senior Rice $ 10,000 P811385 Media: 13 Orange county (OF.) APNO 892.110.60 f Area Southw as Costa Mesa (02) ZIP 82627.4572 XSTS Monrovlall9th Aerial Map 40 View BR2 BA Park Neme Regal Estates Builder Tract OTHR (OTHR) LP Exc Features Witllh 20 List Type Exclusive Right To Sell or Lease /Full Service TG 88BG3 Land Included No Equity Yr Bit 1986 Body Type Double # Mob Home Spaces 94 Light and Bright 20x54 Two Bedroom Manufactured Home. Convenience, Spacious, Private living and lowest price In Senior Regal Estates. Two exterior storage a race Assoc. pool and spa. As a on. Clubhouse and kitchen. Very quiet Senior park. . Directions South of 19th street and west of Monrovia, Baths Casa Special Conditions: Standard Sale or LeasefNOne Roof Additional Property Features Cord Length 54 Witllh 20 Apprvl? ASgft 1,089 /Estimated Space Rental hot Addillm Yr Bit 1986 Body Type Double Manufacture Name Star Manufacture Data 0/1 /1988 Guest Neel Make Land Lease Pets Model Modell Foundation XX0 Serial # 4 Rang Carport Lot /Block SNA Tot Rkg 1 Garage, # cars Loss Seller Have An Agreement Requiring Mobile Home TO Remain? No Parking Spaces Carport # Garages RV Fee Water Dedrict Distance to Beach(rdlea) Amenities Pool Spa Laundry Appliances Other Security Heating Fireplace Location Baths # of Full 1 Baths Casa Kitchen Des. Roof Flurbing Cord Structures, Other Exterior Construction Water DistrictlPUblic Al Serial# U X XX0 Serial # 4 Lot /Block HS Dist Amenities HOA Dues $ Assoc Name Interlor Coaling Heard Wall -ta -Wall Carpet Fireplace Fuel Fireplace Ease Baths # or 314 1 Baths # of Half 0 Baths # of 114 0 made, Mae Elermn Ilu^,+7 LPISgFt$23, 15 Ong Rice$25,OD0 Sold Price $18,000 SRSgFt$16.57 Resented By: Dean Wood Referred Ran. Eat: Referred Fax: 714 -526 -3810 Voiceract: 000 -0000 Rlmry .-mil address: deanQtngrealestala,com Dlsabi ity Access None Exterior /Structural Pago Enclosed Yard D..rs/Wnddwa Wale, Hauler Gas Lot Des crlptlon Sew er In, Connected & Paid Dim Acres DOH1 Do 00 DOH2 Lic2 DOH3 Lio3 Dolor Tract Parcel# Parcel Map# CO m unity /AS s odish on Junior Co -Op? Spa Rnt 900 Listing Activity Rev Rice $ - COErEnd Date'. 311612012 Contact Information ORELicense: 01366284 Agent Dtrect Ron. Numbec 714- 742 -4771 Mobile Saone: 714- 742 -4771 Blog: Website address: 77 Park Daposit 0 High Sch Current Rice $25,000 Referred Wane: 714742 -4771 Agent Toll Free Pone Hutrber: Pager: 000 -0000 Office alone: 714- 203-8555 Office Name: T.N.G. Real Ex late Consultants s • ; �wnn1ux�ie rr Dean Wood Mobile Home Tue, Oct 30, 2012 01:30 PM Ref: 14 ad Sale 1684 Whittier Ave 35 Costa Mesa (CM) Family Price $33,500- 107109 Media :2 Orange county (OR) APNO 892.14g -01 ea Southw eat Coate Mesa (02) Zip 82627 -4441 STS 171h I Whittier Aerial Mapes View i2 BA Park Nanre orange Coast MHP iilder Tract Orange Coast MHP (OTHR) LP Fxc stores Covered Patio, Full Capper Plumbing, No Pool, No Spa it Type Exclus Iva Right To Sell or Lease /Full Service TO B88G4 and Included No Equity Water psltici # Mob Home Spaces Totally remodeled, even new copper plumbing. Formally three bedrooms now dual master suites. Granite counter tops in kitchen and inside laundry room. Home features newer appliances, bull nosed corner. and dual pane windows. Beautiful property in a quiet complex with a huge entertainer's porch with white railings. Turn -key perfection with Ocean Ste.... ill Directions 17th IVJnittiar Special Conditions: Standard Sale or LeaselNone Additional Property Features Length 48 ASgft 1,1001 Estim aled Space Rental Intl Trash, War at Manufacture Name GDldenw as l Manufacture Date 12/811985 Fats Foundation Pier Jacks Rkng Tot Rkg 1 Garage, # cars Does Seller Have An Agreement Requiring Mollile Home To Remain? Yes Am enitles Pool No Pool Spa No Spa Laundry Appliances Gas /S.c Range Other Security Heating Fireplace Location Baths # of Full 2 Baths Dec. IGOhen Dean Granite Counters Roof HUmbing Full Copper Plum bing Cond Structures, Other Exterior Construction Water A.LoElze Serial# u X XX calpn885e Serial # 4 Lot I Block HS Dist New part Mesa Unified School Districl Amenities HOA Ones $ Assoc Name Width 20 APprvl? Yes Addition Yr Olt 1885 Body Type Double Guest Had? Sheds Land Lease Make Princeton Model SHrt Parting Spaces Carport # Garages RV Fee Water psltici Distance to Garish (Miss) Interior Cooling Floors Carpet - Partial Fireplace Fuel Freplace Dasc Raths # of 314 0 Baths # of Helf 0 Interior Me Exteriorl6tructurel Patio Covered Patio DaorsNV,ndows Water Heater Lot Description Sewer In, Connected & Paid Dim Acres DOH1 W8164 Ucl ca1319814 DOH2 Lic2 ca1319g15 DOHS Lic3 DOH4 Tract 0 Parcel# Com m unitylAS s o of atlon Semen Junior 1140 Co -Op? So. Rot 549 Listing Activity LP /SgF: $31.82 Cup Rice $32,500 Rev Fuind $32,500 Sold Rice $33,500 SP(SgFt$30.45 COFJFnd Date: 112512012 Contact Inform anon Presented By: Dean Wood Referred Phone &t: Freidman! Fax: 714 -526 -3810 Volcenail: 000 -0000 Primary e -mall address: dean @tngrealeslate.com DRELicense: 01366284 Agent Direct Poona Number: 714- 742 -4771 Mobile Pone: 714. 742 -4771 slag: Walhalla address: Baths # of 1/4 0 Disabllity Access None Enclosed Yard Wood Parcel Map# High Sch Es tancle Park Deposit TEO Current Rice $35,000 Referred Hsone: 714- 742 -4771 Agent Tall Fr.. Fhor. Number: Pager: 000.0000 Office Rane: 714- 203 -8555 Mind Marrs: T.N.G. Real Estate Cans Wants TtyCS 1 :� hAi -_'ID' PH7iG,'j - 16G4 .nihii;iar 35 The accuracy of all information, reganilenof court.. Inducing but not it mite d to$qu are to Otago$ and lot am, la doomed at bI. but not B...ew.d and should be person ally vedgod through personal Ingiecllon by andlor W,Ih the sppropr ate prut.0onaIe "opynghl, California Reglonal Multiple LlWng Sot ica, Inc„ Copyngh%C RETSV VMS m i , Dean Wood Mobile Home Too, Oct 30, 2012 01:38 PM Used Sale 90317TH 5129 Costa mesa (CM) Senior Price $8g,000. M.RM- El 1129607 Media: 23 Orange County (OR) APNO 89213029 Area Southwest Costa Mesa (C2) Zip 92627 XSTS Monrovia Ave /Whittier Ave Aerial Map 4P View BR 3 BA 2 Park Name Play Port Builder Tract Other (OTHR) LP ac All personal property Features Senior C.m on unity 56.. List Type Exclusive Right To Sell a Lease /Full Service TG Land Included Equ!ty # Mob Home Spaces Ref: 15 5 minutes from the beach! Great Southern California living at a greet price. This beautiful home shows like amcoal. in a great park close to all the sh opt, Ing you could look for Directions Special Conditions: Standard Sala or Lease(None Length 60 ASgftI Space Rental hot Manufacture Name Manufacture Del, Pets Submit Foundation Rkng Tot Rkg Garage, # cars 0 Does Seller Have An Agreement Requiring Mobile Home To Remain? Yes Pool Spa Laundry Appliances Other Security Heating Flreplace Location Baths # of Full Baths Des. Kitchen 0... Roof Run ing Cond Other Land s cap ad Structures, Other Exterior Construction Water ALoi Bar an! UPHO228800 X XX Serial # 4 Lot I Block HS Dist Amenities HOA Dues $ Assoc Name LP /SgFI $0.00 Sold Rice $89,000 Cooling Fireplace Furl Baths 9 of 3/4 Interior Msc semen IMO Ong Rice $129,000 SP/SgFt $ Resented By. De an Wood Referred phone at: Referred Fax: 714- 526 -3810 Vvlcenail', 000 -0000 Rlmary e -mall address: dean@tngreaiestme.com Additional Property Features Width 30 Addition Guest Hse7 Make Palm Harbor Parking Spaces Water District Am an it i as Interior Floors Flreplace Dead Baths # of Half Exterior /Structural Fart. - Enclosed Yard Ooars/Wndows Water Heater Lot De scripted On 00111 AR2291274 00112 AR2291275 OOH3 OOH4 Tract 000 Gom m unity /As soc!agon Junior Co-op? So. Rnt 832 Listing Activity Rev Rice $ COE/&d Data', 712512012 Contact Information ORE License: 01366284 Agent Direct Rdne Number: 714- 742 -4771 Mobile Phone: 714 -742 -4771 Bldg: Website address: on APprvl7 Yes Yr Bit 2005 Body Type Double Sheds Land Leese Model San Jose Skirt Carport # Garages 0 RV Fee Distance to Beach (orgee) Baths # of 1/4 Disability Access Sewer Acres Licl LFITLBH158 Uc2 LIC3 Parcel# Parcel fMi High Sch Park Deposit Current Rice $89,000 Preferred Finder: 714 -742 -4771 ' Agent Toll Free Poona Number- NW. 000 -0000 Office phone: 714- 203-0555 Office Name: T.N.G. Real Estate Consultants 'IR Pv�Mgt ,- \ 1-k i�l U10"? � ��<(`� ^ o,,VY - 'IR Pv�Mgt ,- \ The accumoy of all information. regaNlessof Hume, moluding but not limited to aouare fealagesand lot does, is deemed reliable but net guarnnbmd and ahouldbe personally veriried through parmnal Wedion by and mwith the appmpdal, poaress onala OCOpydght, Califomia Regional Mulliple Li Sing I'M oe. Inc., Copyright, CARETSO canlis 0 Dean Wood Mobile Home ;lased Sale 1750 Whittier Am 60 5697719 Mach: 13 Orange County (OR) Area Southwest Costa Mesa (02) XSTS 10th (South) IMIttler (East) BR2 BA Builder Tract Mobile /Medular /Manufactured (MMM) Features Assoc Pool, Assoc Spa List Type Exclusive Right To Sell or Leese /Full Service Land Included No Equity The, Oct 30, 2012 01:38 Pfd Ref: 15 Costa Mesa (CM) Senior Rice S 100,000 AR 0892- 120.60 ZIP 92027-6319 Aerlel 140 View Park Name Gre an Leaf LP Exc TG 888G4 # Mob Home Spaces 60 2008 Skyline as anufactured home In a quiet senior community. Wide extended front porch w elcem as you to this beautiful home. You enter into a spacious living room with plenty of light. Just off the living room is oversized kitchen with plenty of counter space and stainless steel appliances. The den Is adorned with a large white desk and bookshelves across the back wall. The secondary bedroom has excellcent closet space, The master bedroom has two walk -in closets and plenty of room. There Is a slider from the on aster to the side yard. This property Is a must see. Directions 18th Street west to Whittier. South on Wnllller. Greenleaf Park is en the left. Fitter park turn right, first left property on the left. Special Conditions: Prob ale Additional Property Features Length 57 ASgft 1,5971 Estimated Space Rental hot Manufacture Name Skyline Manulaaturs Dale V112008 Pets Foundation Rkng Carport, Covered Parking, Driveway - Concrete, Other Parking Tat Rkg 2 Garage, # cars Does Seller Have An Agreement Requiring Liable Home To Remain? Yes Amenities Pool As s oe Pool Spa Assoc Spa Laundry Appliances Other Security Heating Co.hi Fireplace location Fireplace Fuel Baths # of Full 1 Baths # of 3141 Baths Caro hitchen Des. had., Msc Roof Rurindif Core Structures, Other Exterior Construction Water Al Seriaw U X XX 1039511 Serial # 4 Lot l Black HIS Dist Newport Mos a Untried School Oh icl Amenities I Dues $ FICA YIN Yes Assoc Name Green Leaf Interior Floors Carpet - Partial Freplace Des. Baths # of Half 0 Exterior /Structural Fare OoareNAndows Water Heater Lot Description Oim DOHi 103530213 DOH2 DOHS OOH4 Tract 0 Core in unity /Ass ocielion Gen *n IMO L lsting Activity LeSgFt $76.21 Ong Rice $124,900 Rev Rice $ Sold Poce$100,OD0 SFISgFt$S2.62 COFJEnd Date', 712512012 Can tact In to rm ati on Resented By: Dean Wood DRELiceiri 01366264 Referred Phone Ext Agent Direct Phone Number: 714 -742 -4771 Referred Fax: 714 -526 -3810 Moblle Rhone: 714- 742 -4771 Voicemail', 000 -0000 Slag: Puri a -moil address :dean @tngreslestate.com Website address: veal 28 API Addition Yr Bit 2008 Body Type Double Guest Had? Sheds Land Lease Make Model Skirt Parking Spaces Carport 2 # Garages Water Oisbict Distance to Beach (.let) Baths # of 114 0 Disabirey Access None Enclosed Yard Saw er Acres llci as LIc2 Lb Q3 Parcel# Junior Co -Op? So. Rat 960 RV Fee Parcel Map# High Son Park Deposit no Current Rice $124,900 Preferred Phone: 714- 742 -4771 Agent Toll Free Rhone Number: Roger: 000 -0000 Office Haane: 714 - 203 -8555 Wise Nan *: T.M.G. Real Estate Consultants lITA m IF Dean Wood Mobile Home Tue, Out 30, 2012 01:38 PM Rat: 17 MBL Closed Sale 327 W Wilson $1 67 Costa Mesa (CM) Fam lly Rice $ 18.500 P817319 Media:9 Orange County (OR) Area Central Costa Mesa (C4) XSTS Fairview 1 W Isom Aerial Map's BR 2 BA 2 BuOder Tract Mobll.W.c clar /Manufactured (MMM) Features Double Pane Windows, Mini Blinds, Manufactured Homes Allowed, List Type Exclusive AgencylFull Service Land Included No Equity ARNO 892- 019.22 Zip 92627 -1600 View Park Mo. Costa Mesa Be totes LPB(L TG889A1 # Mob Home Spaces Great opportunity to awn this 2beds /2balhs newer manufacturing here within 3 miles from local beaches, House has vaehed ceiling, bright and open kitchen, double pane windows, inside laundry. Sellers had moved out of slate and very motivated, W11 leave soma furnitures and washer /dryer for new buyer(s). Directions See Geogle or yahoo map Special Conditions: Standard Sale at LeaselNone Additional Property Features Length 32 What 24 Apprvl? ASgft 7881 Es tiro also Addition Yr Bit 1998 Body Type Double Space Rental hot Guest Has? He Shares Land Lease Manufactura Name Skyline Manufacture Date 4 /8/1998 Make Skyline Mar Oak Manner Pats Foundation Ouaka Bracing Skirt Wooden Rkng Guest Parking, Parking Space, Permil /Decal Tot crag 2 Garage, # cars 0 Parking Spaces 2 Carport 0 # Garages 0 RV Fee Does Seller Have An Agreement P,equinng Mobile Home To Remain? Yes Water District Distance to Beach (miss) Amenities Pool Spa Laundry Appliances Dryer, Freestanding Gas Range, Garbage Disposal, Range Hood, Washer Other Security Resident Manager Interior Heating Forced Air Coaling Ceiling Fans) Floors Carpet - Partial, Hardwood - Partial, Laminate, Raised Foundation Freplace Location - Freplace Fuel Fireplace Deec Baths # of Full Baths # of 314 0 Baths # of Half 0 Baths # of 114 0 Baths Desc Fi If at 9l ass Sh ew er Brea s ure Kitchen Deep Fo rm l ca Cou n tars, Op an la Fare ily Reo an Interior Mac Osahi Access No lnt a In r St eps Exterlor /Structural Roof Com p as Ilion Patching Patio Enclosed Yard Cond As Is DcorslWindcws Double Pane Window.. Mial Blinds Structures, Other Exterior Construction Siding, Wooden Water Heater Gas Lot Description Water Sewer ALmBza Dim Acres Serial# U 001-11111 UPI 1111 X 001-2 LIC2 XX xxxx DOHS UC3 Serial #4 D W Lot l Block Tract 1111 Parcelk Parcel Map# Core no u n itylAS sodii ion HS OW Amenities HOA Dues $ Assoc Name LF /SgFt $28.65 Sold Rice $18,5DO semen IMO Orig Rice $21.000 SRSgFt$23.48 Presented By: Dean Woad Preferred Fiona Ext: Referred Fax: 714- 526 -3810 Voic mall: 000 -0000 Primary .-mall address: de malimgrealeslate.com Junior Co -Op? Stu Rut 795 Park Deposit an anage Llshng Activity Rev Wce $ Current Rice $21,000 COFJEnd Date: 911 812 01 2 Contact Inform often DRELicense: 01366284 Referred Phone: 714 -742 -4771 Agent Direct Prone Number: 714-742-4771 Agent Toll Free Name Number: Mobile Phone: 714- 742 -4771 Pager, 000 -0000 Blog: Office Pen.: 714 -203 -8555 Websits address: &floe Name: T.N.G. Peal Estate Consultants 'J High Soh W The acaracy CIA inlcnnation, ragamless of wun:e. Induding but not limited to square footagee and lot dzoe, is deemed reliable but not guaranteed and dmuld be pehatunly vended through pummel Inwection by andfor Mth the appmpdate pmfesdonala 8 Copyright, California Regional Multiple Llaing SaNfcO. Inc., Copyright, C RETSID VMS A I Dean Woad MBL Mobile Home Tue, Oct 30, 2012 01:38 PM per: 18 Closed Sale 149 Cabrillo 26 Costa mesa (CM) Family Price $ 18,500- S683669 Woo:3 Crange County (OR) AFNO S683669, Area East Costa Mesa (05) Zip 92626- XSTSNewport Aerial Map 40 View Big EA1 Park Name The Palms Builder Tract The Palm s Mobile Nom a Perk (OTHR) LP Exc Features Aluminum, Corner Lot, Length 45 List Type Exclusive Agency /Full Service TG 888J4 Land Included No Equity # Mob Home Spaces 27 1 bedroom / 1 bath. MAKEAN OFFER ALL OFFERS CONSIDERED, HIGHLY MOTIVATED SELLFRI DISTRESSED SALE BUYER MUST BEADLE TO CLOSE QUICKLY. BRING YOUR BEST Best Location in Park. Inlu des washer and dryer. Freshly palmed and beautiful file in it Itch en. Few minutes OFFER. to Beach, Marina, Restaurants, Shopping Canters, Theaters. POTENTIAL FOR LARGE OUTDOOR DECKI Monthly land rent is $750.00 Directions Near intersection of 17th and Newport Blvd - Special Condblons: Standard Sale or Leesefti e Additional Property Features Length 45 Vdtlih 10 APPrvI? ASgft 4501 Other Addition Yr Bit 1959 Body Type Space Rental hcl Guest Has? Shed. Land Lease Manufacture Name Flom ingo Manufacture Date 4 11/1859 Make Model Rod Yes Foundation Pier Jacks SidD Aluminum Prkng Carport Tot Prig 1 Garage, d cars Parking Spaces Carport 1 # Garages RV Fee Does Seller Have An Agreemant Requiring Mobile How To Fernald? Yes Water District Defence to Beach (odes) Amenities Pool Spa Laundry Appliances Built -In Gas Range Other Security Interior Heating Coaling Floors Fireplace Location Fireplace Fuel Fireplace Des. Baths # of Full 1 Baths # of 314 0 Baths # of Hatt 0 Baths # of.114 0 Baths Dean Kitchen Des. horror than Disability Access None Evta1lorl8tructura1 Roof Flurrbing pall, Enclosed Yard Can. D,orsndows Structures, Other &terler Construction Water Heater Lot Description Water Sewer ALatSize Cin, Acres Striate U tlOH1 999 LIc1 CK6895 X X %G0502086A DI DOHS LIC3 Uc3 Serial # 4 DOH4 Lot Corner Lot l Block Tract 9990 Parcel" Parcel Map# CommunitylPS sociad., HS Olst Elerran Junior High Sch Amenities HOA Dues $ 1100 Co -Op? Assoc Name Spc Phi 750 Park Deposit 750 Using Activity LPISgFt$36.67 Ode Price $19.501) Rev RN. $19,50 Current Endo $15,500 Sold Bice $16,500 SF/SgFi $36.57 COVEnd Date: 1110/2012 Contact Inform ation Resented By: Dean Wood DREU..haa: 01366204 Preferred bone: 714 -742 -4771 Referred Mon. Ext. Agent Direct Phone Number: 714- 742 -4771 Agent Tall Free Ms. Number: Referred Fax: 714- 526 -31310 Mobile phone: 714- 742 -4771 page[ 000 -0000 Veicenail: 000-0000 Blog: Office Phone: 714- 203 -8555 Primary email address :dean @ingrealeslale.com Websile address- Office Nana: T.N.G. Real Estate Consultants M The swaraq at all information, regardless of Mums, huddling but not limited in aluare (Omegas and lot bzeq is deemed mliabla but not quamnte ad and should be personally vehfiad through personal inspection by andtarvoth the appmpnale profe.ffionals doCopynght, California Regional Muiliphe Lising Eervios, Inc„ Copydght, CAREI'86 6R TS Dean Wood Mobile Home Too, Oct 30, 2012 01:38 PM ReP. 19 Sale 1750 Whittier Ave 40 Co. tames a(CM) Senior Rice 379,000` 513 Media 20 Orange County (OR) APNO892 -120.40 East Costa Mesa (CS) Zip 92627. : 18th and l9 street Aerial Map's View SA 2 Park Name Greenleaf Estates ar Trsct MobildIModularrManuladured (MMU) LP Fxc Tres Double Pane Wndows, Low -e Windows, Mini Blinds, Screens, Six Panel Doors, Skylights, Rock, Custom Wadow Covering, all Walls, Mirrored Closet Dorris), Natural Day Lighting. Open Floor Plan, Recessed Lighting, Window Blinds, Corner Lot, g Area, Formal Dining Room, Hama Warranty Plan, Turnkey, Covered Ratio, Patio, Porch - Front, Heated & Flt ere d, ype Exclusive Right To Sell or Lease /Full Service TO 9999X99 Induced No Equity # Mob Home Spaces 98 3 Bedroom six Bath Enclos ad Yard Tiled Countertops Fenced Ratio Lots of $$ Very Stan pie Skylights The Root 50 Year Concrete Siding Cherry Cabinets All Drywall Dual Pane W4mi Hurry Won 1 Last Directions On Whittler between 17th and 181h Slyest, west of Newport Blvd. Speclal Conditions: Standard Sale or Lease/None Additional Property Features Length 50 Worn 27 Apprvl? Yes ASgft 1,512/ Builder Addition Yr Bit 2005 Body Type Double Space Rental act Guest Use? Shade Land Lease Manufacture Name Skyline Manufacture Date N /312005 Make Skyline Model Oak Manor Pets Size Limit Foundation Pier Jacks Start flock Rkng Carport, Guest Parking Tot Pi 3 Garage, # cars Parking Spaces Carport 1 # Garages RV Fee Does Seller Have An Agreement Requiring Mobile Hands To Remairo Yes Water District Distance to Beach (roles) Amenities Pool Heated & Mitered Spa Laundry Utility Room Appliances Dishwasher, Freestanding Gas Ranga, Garbage Disposal, Microwave Other Dining Area, Form at Dining Room, Home Warranty Plan, Turnkey Security Resident Manager Interior Healing Central Coding Floors Fireplace Lecedon Hireplace And Fireplace (esc Baths # of Full 2 Baths # of 314 o Baths # of Half 0 Baths # of 114 0 Baths Desc Kitchen Desc Gourmet Manor Mae Custom Window Covering, Drywall Wells, Mirrored Closet Duarte), Natural Day Disability Access Iotchen Modifications, Low Pile Carpeting, Ktomm, Skylight(s) Lighting, Open Floor Plan, Recessed Lighting, Wmdow Blinds Roll -In Shower, Wheelchair Adaptable Exterlorl5lructural Roof Barrel Tile, Fire Retardant Rurrbing Patio COver.d Patio, Patio, Porch -Front Enclosed Yard Block Wall, Fenced Yard, Vinyl Fence Card AS Is Do.a(Wrdows Double Pane Wmdows, Low -e Windows, Mini Blinds, Screens, Sx Panel Doors, Skylights Other Custom Built, Bad Unil, Gutters, Landscaped. Rain Gutters Structures, Other Shed Exterior Construction Hart iank Water. Heater Gas Lot Description Water Meier on Property Sewer ALotSlza Dim Acres Sersl# U DOM PF6938614 Llct 1-811735 X 01 Lic2 XX 05710533U DOHS Uc3 Sepal # 4 Di Lot Corner Lot /Block Tract Parents Fecal Map# Cam no unity /As sociation He DIM Elemzn Junior High Bch Amenitles HOA Dues $ !MD Ca -Op? HOA YIN Yes Assoc Name Greenleaf Fro Not 950 Park Deposit Listing Activity LF /SgFt.$5820 Ong Rod $98,501) Rev once $98,50a Current Rice $88,000 Said An.. $79,000 SP/5gF1$52.26 CO End Date: 5/31120H2 Cc o l act In to ran all on Presented By: Dean Woad DRELlcense: DIW6284 Preferred Phone F t Agent Direct Rhone Number: 714- 742 -4771 Referred lfiona: 714- 742 -4771 Agent Toll Free Buena Number; Preferred Fax: 714 - 526.3010 Mobile Phone: 714- 742 -4771 Pager. 000 -0000 Voicemail: 000 -0000 Blog: Office Al 714- 203 -8555 in Primary e-mail address: dean(dingrealestate.com Website address; Office New,: T.N.G. Real Estate Consultants q0 ' -My V- 028, 1 .� '40 v -Mu V- 028, 1 .� '40 v W�A V- 028, 1 .� '40 v The accuracy of all in tomtatlon, regardime of cou¢e, indeding but not limited to ware foetagaa and lot dzes, is doomed reliable but not guaranteed and mould be personally vote ad through pemnal Into ad] on by and /or Win the apmpd ate ptofeedonala C Copyright. California Regional Multiple listing Sorvice, Inc., Copyright, CARETS® ERflEb3 Exhibit "I" List of Resident Owned Parks Park Name City Huntington Harbour Village Huntington Beach The Groves Irvine The Meadows Irvine Pahn Beach Park San Clemente Shorecliffs San Clemente Seal Beach Shores Seal Beach Windward Village Long Beach Cedarhills Estates Fullerton Cherokee Mobile Garden Anaheim Kimberly Gardens Mobilehome Park Lake Forest Villa San Juan Mobile Home Park San Juan Capistrano Rancho del Avion San Juan Capistrano This list is limited to parks in the relative vicinity of Costa Mesa. If you are interested in resident owned parks in San Diego, Los Angeles or Riverside Counties, please contact The Loftin Firm for additional information. Anchor Trailer Park Closure Impact Report (Updated 10- 30 -12) Exhibit "P' q�� Exhibit "J" Apartment Complexes and Affordable Housing Apartment Complexes Apartment Phone Area BR Price Range Distance Complex Monrovia Arms (866)460 -3112 Costa Mesa 1 -2 $1,100- 1,400 1.4 Pinecreek (866) 844 -2624 Costa Mesa 1 -2 $1,200 - 1,550 2.3 Sunset Cove (714) 545 -6300 Costa Mesa 1 -2 $1,000- 1,400 2.9 Harbor Village (866)511 -9888 Costa Mesa 0 -2 $1,095- 1,595 3 Palm Mesa (714) 546 -9860 Newport Beach 1 -2 $1'024 1,395 3.7 Woodland Village (855) 425 -1120 Costa Mesa 0 -1 $1,050 - 1,295 4.6 Newport Village (714) 557 -0075 Costa Mesa 1 -2 $1,125 - 1,490 4.6 South Coast (888) 467 -5915 Santa Ana 1 -2 $1'207 $2,048 6.1 Racquet Club Huntington (866) 510 -1749 Huntington 1 -2 $1,125- 7.4 Manor Beach 1,425 Villa del Sol (714) 547 -7485 Santa Ana 1 -2 $995- 1,290 9 Village Meadows (866) 447 -6443 Santa Ana 1 -2 $975- 1,475 10.1 The Village (866) 550 -0728 Santa Ana 0 -2 $925 - 1,375 10.4 California Palms (877) 570 -9044 Santa Ana 0 -1 $950- 1,175 10.5 The Huntington (877) 929 -3746 Huntington Beach 0 -1 From $1,104 11.3 Huntington Westminster (714) 897 -0772 Westminster 0 -2 $995 - 1,395 1.3.7 (55 +) Anchor Trailer Park Exhibit "J" Closure Impact Report (Updated 10-30-12) Q i�' (Lzvool \5 X x Y 60 11,71 \�\ \� \ \� � 0 V 0 C N @ N N b J a /N < 1= V1, rt rT O rt ry 7 3 n - n? n- o a 3 � r N J @ !-Y � UI v 2 O OJ G 5 6 J T � @ rt a r, ? 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W! cb (D � � A T !� y fD p W � f➢+l y :ri V T � y et A oO J ;p .AiO � o W W co won. woW•n Q7 Exhibit "K" Relocation Package Selection Agreement (Form) RELOCATION PACKAGE SELECTION AGREEMENT ANCHOR TRAILER PORT (AKA ANCHOR TRAILER PARK) I/We, the undersigned Eligible Resident of Anchor Trailer Port (aka Anchor Trailer Park), residing in Space No. , hereby select the following Relocation Mitigation Measure (a "Relocation Option ") as is outlined in more detail in the Closure hnpact Report dated October 29, 2012. I/We hereby understand that the "Resident Discretionary Fund" will be provided to me as an Eligible Resident household regardless of the Relocation Option Uwe have selected below. I /We further understand that Uwe will be contacted to further discuss the Relocation Option selected and to provide any additional information needed to finalize the relocation benefits applicable to me /us pursuant to this Relocation Option selection. This Relocation Package Selection Agreement shall be effective the last date executed by a Parry. OPTION SELECTION Instructions: To make the selection, please check the box next to the selection Relocation Option. ❑ Relocation Option 1: State Required Mitigation to Relocate Resident -Owned Residential Structure This Relocation Option I contemplates the payment of reasonable relocation costs to move the Eligible Resident, their personal belongings and their Residential Structure to another mobilehome park or mobilehome /recreational vehicle park within the vicinity of Costa Mesa. Upon selection of this Relocation Option 1, you will be contacted to assist you in identifying an alternative community to move the Residential Structure, a licensed contractor will provide a bid and tinting estimate to relocate the Residential Structure and further information regarding you and the occupants within the household will be obtained to properly calculate the per diem allowance. Further, you have made the following selections from the Closure Impact Report: 1. Personal Property Moving Arrangements: ❑ I select to move my personal property and to receive cash in the amount of ❑ I select to have Relocation Assistant arrange to have my personal property packed, transported and set -up at a location to be determined or at 2. Per Diem Payment: ❑ I select to make my own arrangements and to receive cash in the amount of ❑ I select to have Relocation Assistant arange my temporary lodging during the relocation process. Anchor Trailer Park Exhibit "K" Closure Impact Report (Updated 10- 30 -12) q ❑ Relocation Option 2: Sale of Residential Structure and Payment of Reasonable Relocation Costs (Option 1 Benefits, Plus) This Relocation Option 2 allows the Eligible Resident receive the entire sum of the relocation benefits that would be offered to them if they were to move thew Residential Structure to an alternative location (Option 1 High Range Benefits adjusted for family size), plus they would have the opportunity to capture the salvage value of the Residential Structure when it is sold to a third party who will remove it from the Park. Upon selection of this Relocation Option 2, a salvage company will be asked to evaluate the Residential Structure and provide an estimate of value for salvage purposes. Further, you have made the fallowing selections from the Closure Impact Report: 1. Personal Property Moving Arrangements: ❑ I select to move my personal property and to receive cash in the amount of ❑ I select to have Relocation Assistant arrange to have my personal property packed, transported and set -up at a location to be determined or at 2. Per Diem Payment: ❑ I select to make my own arrangements and to receive cash in the amount of ❑ I select to have Relocation Assistant arrange my housing during the relocation process. ❑ Relocation Option 3: Sale of Home at Appraised Value Plus Per Diem Allocation & Personal Property Moving Allowance Under this Relocation Option 3, the Residential Structure will be purchased from you (the homeowner) by the Proposed Owner at the Appraised value. If after receipt of the appraised value, you want to elect Option 2, you may do so within ten (10) days of receipt of the Appraised value. Upon selection of'this Relocation Option 3, if not already completed, a questionnaire will need to be completed relating to the mobilehom.e or a phone interview will be conducted relating to the travel trailer or recreational vehicle park. The Appraisal report obtained will be provided to you for your review and records. Alternatively, the value to be paid for the Residential Structure has been established between Intracorp dotal -1, LLC ( "Proposed Park Owner ") and the Eligible Resident to be the sum of (� ). By agreeing to this sum, you, the Eligible Resident, naive any right to elect an alternative Relocation Option and agree that this price is fair and reasonable for your Residential Structure. Further, you have made the following selections from the Closure Impact Report: 1. Personal Property Moving Arrangements: t IULLUC irnuer rarx Exhibit "K" Closure Impact Report. (Updated 10- 30 -12) ❑ I select to move my personal property and to receive cash in the amount of ❑ I select to have Relocation Assistant arrange to have my personal property packed, transported and set -up at a location to be determined or at ' 2. Per Diem Payment: ❑ I select to make my own arrangements and to receive cash in the amount of ❑ I select to have Relocation Assistant arrange my housing during the relocation process. REQUIRED INFORMATION I /We own: ❑ mobilehome (❑ single wide/[] double wide); ❑ travel trailer ❑ recreational vehicle. The following additional structures have been placed on the home: Home Information: Title (Legal Owner) is held in the name(s): Lien Holder, if any: License Number: Registration Number (if applicable): Make and Model of Home: Year of Home: Provide a copy of your DMV andlor HCD registration /pink slip The number of people who reside in the residential structure: Telephone Number: Cell Phone Number, if any: Email Address, if any: Special Requirements: Do any of the persons who reside in the home require special accommodations in the relocation? Name of Person: Description of Special Accommodation: Other Information or Needs to be considered: RESIDENT(S) MOVE OUT DATE I/We agree to vacate the Park on or before Structure has been removed from the Park. or such time as my /our Residential AGREEMENTS BETWEEN THE PARTIES I /We represent and warrant that we have read and understood the Park Closure Impact Report;, that I/we have been provided the opportunity to attend group meetings and provided the opportunity; to have Anchor Trailer Park Exhibit "K" Closure Impact Report (Updated 10 -30 -12) 100 individual meetings with representatives of the Proposed Owner; that Uwe have had the opportunity to have the Park Closure Impact Report reviewed by our choice of other persons. Resident Initials Resident Initials UWe represent and warrant that my /our selection of the Relocation Option is my /our choice and I /we have had the opportunity to discuss the Relocation Options with representatives of the Proposed Owner and any other person(s) of my /our choosing, including without limitation, family members, attorney, and financial advisors. UWe have entered into this Relocation Option selection voluntarily and making an informed choice about the Relocation Option selected. Resident Initials Resident Initials UWe understand and agree that this is an Agreement between me /us and the Proposed Owner and that the timing of payments under this Agreement shall be controlled by the terms of the Closure Impact Report, which is incorporated hereto as though fully set forth. If the Closure Impact Report is not approved by the City Council and /or the Proposed Owner's application for permits of change of use and land use entitlements are not approved then this Agreement is null and void. MUTUAL RELEASE OF LIABILITY I /We further understand and agree that by signing this Agreement, I /we hereby release /s, acquit /s and forever discharge /s Intracorp Socal -1, LLC and its officers, employees, agents, successors (collectively, "Intracorp ") from any and all claims, demands, causes of action, obligations, and claims for damages, losses, costs, attorneys' fees and expenses of every kind and nature whatsoever, known or unknown, anticipated or unanticipated, fixed or contingent, which I/we may now have, or may hereafter claim to have, against Intracorp as a result of the Park Closure and /or entitlements sought for the subject property. Intracorp understands and agrees that by signing this Agreement, Intracorp hereby releases, acquits and forever discharges the Resident(s) who executed this Agreement h-om any and all clauns, demands, causes of action, obligations, and claims for damages, losses, costs, attorneys' fees and expenses of every kind and nature whatsoever, ]mown or unknown, anticipated or unanticipated, fixed or contingent, which Intracorp may now have, or may hereafter claim to have, against Resident(s) signhig this Agreement as a result of the Park Closure. In this regard, the undersigned Parties jointly and severally, agree to waive the protections of California Civil Code section 1542 which provides as follows: A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR. Both Parties represents that he /she /it understands and acknowledges the significance and consequences of such specified waiver of section 1542, and hereby assumes full responsibility for all injuries, damages, or losses which it may incur by such waiver. Anchor Trailer Park Exhibit "IZ" Closure Impact Report (Updated 10- 30 -12) M It is Agreed and Accepted by the Undersigned Resident(s): Signature Print Name Date Space Number Signature Print Name Date Acknowledged and Accepted by the Proposed Park Owner Intracorp Socal -1, LLC a Delaware limited liability company By: Name: Its: Date: Anchor Trailer Park Exhibit "K" Closure Impact Report (Updated 10- 30 -12) )Oa-