HomeMy WebLinkAbout1994-05-03; City Council; 12696; CONSIDERATION OF A MOBILEHOME PARK RENT CONTROL ACCORD-. .;i GIW UP GAHLYBAU - AGE- BILL &L 3 1-
i i' ' .rl Lo TITLE: CONSIDERATION OF A MOBILEHOME AB ' m 2 PARK RENT CONTROL ACCORD MTG. '5-3-9'f
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Direct City staff, in conjunction with the City Attorney's office, to return to the City
Council on May 17, 1994 with a formalized Voluntary Rent Control Accord.
ITEM EXPLANATION
During 1993, the City facilitated and mediated-lease negotiations between mobilehome
park owners and tenants. City Council workshops were held on numerous occasions
at both Lanikai Lane Mobilehome Park and Rancho Carlsbad Mobilehome Parks during
this period. Ultimately, no agreement between the tenants and owners was achieved.
As a result, mobilehome park tenants asked the City Council to consider adoption of
a rent control ordinance as a means of stabilizing their housing costs.
On October 1, 1993, the City Council authorized staff to proceed with a Mobilehome
Park Fair Market Rent Study and develop a Mobilehome Park Rent Control Ordinance.
Subsequent City Council direction also authorized staff to work with mobilehome park
owners and residents to develop a Voluntary Mobilehome Park Rent Control Accord as
an alternative to a mandated rent stabilization program. On October 26, 1993, the City
Council adopted an urgency ordinance, which essentially regulates rent increases in - $ I; I mobilehome parks.
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Since October, 1993, hundreds of staff hours have been devoted to developing an
ordinance and a voluntary rent control accord. In January 1994, the Fair Market Rent
Study conducted by Keyser Marston Associates was completed and recommended rent
ranges for both Rancho Carlsbad and Lanikai Lane Mobilehome Parks were established.
In addition, staff continued to meet with park owner and residents to further develop
~ alternatives to a mandated rent control program.
On April 18, 1994, and April 20, 1994, presentations were made to Lanikai Lane and
Rancho Carlsbad residents, respectively. Both presentations focused on Voluntary Rent
Control Accord provisions for each park, as well as provisions which would be
recommended for inclusion in a Rent Control Ordinance. Residents were asked to
attend the presentations and return a survey indicating their preference between the
two programs presented. Response to the surveys has been minimal. Of the 146
surveys distributed to Lanikai Lane residents, only 16 responses (1 1 %) were received.
Of the 504 surveys distributed to Rancho Carlsbad residents, only 41 responses (8%)
were received.
RENT STABILIZATION ALTERNATIVES:
VOLUNTARY RENT CONTROL ACCORD:
A Voluntary Rent Control Accord is essentially a City sanctioned form of
voluntary rent control. The owners commit to offering leases with specified
contents which have been approved by the City, and which must be offered to
0 0
. Page Two of Agenda Bill No. Id, b qb
all qualified tenants. Provided these elements are offered in new lease
agreements, adoption of mandated rent control program by the City Council
unnecessary.
Primary Elements of a Voluntary Accord include:
0 Applicability
0 Base Rent
0 Annual Adjustments
0 Capital Improvements
0 Dispute Resolution
0 Term
LANlKAl LANE VOLUNTARY RENT CONTROL ACCORD:
Applicability:
The owner has agreed to offer the provisions of the Accord cited below, to
expiration.
Base Rent:
The owner has agreed to offer all month to month residents the Keyser Ma
Market Rent Study averaqe rent (1 993) for both double ($463) and single wic
spaces. Residents who have long-term leases would be offered the hiah r
119931 for both double ($500) and single ($450) wide spaces, as identifi
Keyser Marston Study, upon expiration of their lease agreements. In addit
sale, transfer or sublet of a mobilehome, the hiah range rent (19931 woulc
Annual Adjustments:
Annual adjustments equal to 100 9'0 of the percent change in the Housing Cc
of the San Diego County Consumer Price Index (All Urban Consumers
minimum increase of 2% and a maximum increase of 10%.
Capital Expenditure Pass-Throughs:
Capital Expenditures will be defined using a recognized standard such as
Accepted Accounting Principles or the Internal Revenue Code. Owner to a
first $20,000 in yearly cumulative Capital Expenditure with the balar
amortized over a minimum of 15 years and assessed to the tenant in the
pass-through.
to month residents, and those who currently have long-term leases, u,
0
Page Three of Agenda Bill No. 4I,Lif@
Dispute Resolution:
Disputes pertaining to Capital Expenditure and associated pass-througl
resolved via arbitration.
Term:
The owner agrees to offer these specific provisions in a leasehental agreen
the tenant for the remaining term of his ground lease (approximately 20 ye
RANCHO CARLSBAD VOLUNTARY RENT CONTROL ACCORD:
Applicability:
Owner agrees to offer the provisions of the Accord to &I residents, includ
with existing long-term lease agreements.
Base Rent:
Owner agrees to roll-back rents to those in place as of December 31, 1992
proposes no annual adjustment for 1994 or 1995.
Annual Adjustment:
Beginning in 1996, annual adjustments equal to 100 YO of the percent char
Housing Component or All Items of the San Diego County Consumer Price
Urban Consumers), with a minimum increase of 0% and a maximum in
10%.
Capital Expenditure Pass-Throughs:
Capital Expenditures will be defined using a recognized standard such as
Accepted Accounting Principles or the Internal Revenue Code. Owner 1
100% of the Capital Improvement expense exceDt where a majority of
request an additional amenity be added to the park. In this event, the c(
amenity will be shared equally between the resident and the owner, and i
appropriately.
Qispute Resolution:
Disputes pertaining to Capital Expenditure and associated pass-throug
resolved via arbitration.
. 0 0
‘L Page Four of Agenda Bill No. /<, 694
Term:
The owner agrees to offer these specific provisions in a leasehental agreen
the tenant for 20 years.
City Staffs role in development of the Voluntary Accords has been as mi
facilitators. These specific Accord elements and provisions represent the final ofl
by the owners. While further modification may be acceptable, park owners have i
they are unwilling to consider additional changes until there is an indication of Cio
support.
RENT CONTROL ORDINANCE:
A Rent Control Ordinance is a City mandated program which establishes r
base rent adjustments for applicable mobilehome park spaceshenants. 4
of a Rent Control Ordinance would require environmental review and devc
of an administrative program. As with adoption of any ordinance, a Ren
Ordinance could be subject to voter repeal via the referendum process. In
an initiative ordinance could also be submitted to the voters.
Primary Elements of a Rent Control Ordinance include:
.
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Applicability
Exclusion
Base Rent
Annual Adjustments
Pass-Throughs
Capital Improvements
Dispute Resolution
Administration
Applicability:
All mobilehome parks within the City, and all residents who have a month
tenancy, or who are not on a long-term lease.
Exclusion:
Residentdowners could petition for exclusion, or exclude themselves fror
control ordinance under the following conditions:
Individual tenants and owners choose to enter into
acceptable long-term lease agreements.
An owner agrees to offer residents a new lease agreement, :
of residents in the mobilehome park accept.
1. e e
Page Five of Agenda Bill No. I d i (-0 9 (D
0 51 % of tenants in any mobilehome park petition for exclusion
ordinance, for any reason.
Base Rent:
Base rent for each mobilehome park space would represent the fair markc
recommended in the Keyser Marston Rent Study.
Annual Adjustment:
Base rent may be adjusted annually to reflect 100% of the yearly increase iI
Diego County Housing Component of the Consumer Price Index, with a
increase of 2% and a maximum increase of 10%.
Bass-Throughs:
In addition to base rent, the owner may separately charge a tenant for
allowable, as provided in the Mobilehome Residency Law.
Capital Expenditure Pass-through:
Capital Expenditures will be defined using a recognized standard such as
Accepted Accounting Principles or the Internal Revenue Code. Owner to a
amount above $25,000 to be shared on a 50/50 basis with owners, and i
appropriately. However, the owner must be provided an opportunity to app
increases on all capital improvements which are not passed through to ter
Dispute Resolution:
Appeals pertaining to Rent Adjustments and Capital Expenditures shall be :
to a neutral arbitrator.
Administration:
Costs to administer a rent control ordinance will be collected on a cost recol
and assessed to each participating resident as a fee.
first $25,000 of Capital Improvement expenses incurred in any calendar y
STAFF RECOMMENDATION
City staff has continually recommended voluntary rent control measures and/o
purchase of rental mobilehome parks as a way of stabilizing housing costs. A
mandated rent control program may partially stabilize housing costs, it is not an i
housing program and does not differentiate between high, middle or low income
More importantly, the fiscal impact to the City of administering and defending re
ordinances have proven very costly in other jurisdictions.
K 0 0
-- Page Six of Agenda Bill No. J 2 i /n ? b
Owners have presented their offers to park residents and Staff is recommending
City Council consider a formalized Voluntary Rent Control Accord with the Rancho
and Lanikai Lane Mobilehome Park Owners, as an alternative to implementing a rer
ordinance.
A uniform Voluntary Rent Control Accord which would apply equally to all park: However, both Rancho Carlsbad and Lanikai Lane are substantially different in ten
amenities offered to tenants and the park condition. Additionally, financial conc
circumstances of each owner differ significantly. As a result, each owner has prc
individual offer for consideration as a Voluntary Rent Control Accord.
Both offers, in terms of base rent, are consistent with the results of the Keyser Ma
adjustments and treatment of capital expenditures differ substantially. Since the ,
an agreement between the City and the Owner, the Council may want to
introducing a counter proposal to add uniformity to the Accords, in the following
Market Rent Study. However, other terms offered to park residents, such ;
0 Annual Adjustments to Base Rent (C.P.1)
0 Capital Improvement Pass-throughs
Based upon the potential costs associated with implementation of a rent control o
Staff is recommending the City Council direct City staff, in conjunction with
Attorney's office, to return to them on May 17, 1994 with a formalized Volun
Control Accord.
In the event, the City Council should determine that a mandated Rent Control (
serves the best interest of the community, staff is recommending that the City Cou
the City Attorney to prepare a rent control ordinance and appropriate envil
documents for consideration by the City Council at their May 17, 1994, meeting
FISCAL IMPACT
If the City Council elects to participate in a Voluntary Rent Control program, the fisc
to the City would be minimal and consist primarily of the staff time involved in fc
the agreements. Significant modification to the program presented would result
staff time.
If the City Council elects to pursue development of a rent control ordinance
following impacts should be considered:
1. Costs to administer have been estimated at $52,600. This estimate
considered as a "best case". Total costs to administer an ordina
increase dramatically depending on the complexity of the appeal prc
e 0
-- Page Seven of Agenda Bill No. 1 a i lo(?(c;
2. Owners have indicated they would petition for a referendum and/or
if the City Council adopts a rent control ordinance. If owners were SI
with a referendum petition, the City Council would have the option of
the ordinance or of placing the issue on the ballot. If the issue were I
the November 1994 ballot, the cost to the City is estimated at $5,0C
timing of the City Council action (referendum) or a citizen initiative c;
issue to be placed on the ballot at a special election, the cost to tt
estimated at $125,000.
3. Lakeshore Gardens Mobilehome Park has indicated their desire to be
from the provisions of any rent control ordinance which may be adop
some point in the future residents of Lakeshore Garden wish to be e
inclusion in a rent control program, the Fair Market rent study woull
be amended accordingly. This would result in additional costs to th
4. Costs associated with defending a rent control ordinance are varied
experience in other jurisdictions would indicate the potential Ii
somewhere between $50,000 and $1 million.
EXHIBITS
1. Resolution No. ~~-E?~
2. Voluntary Accord Base Rent Schedule - Lanikai Lane
3. Voluntary Accord Base Rent Schedule - Rancho Carlsbad
4. Rent Control Ordinance Base Rent Schedule - Lanikai Lane
5. Rent Control Ordinance Base Rent Schedule - Rancho Carlsbad
6. Rent Control Ordinance Administration Cost Estimate
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RESOLUTION NO. 94 - 135
A RESOLUTION OF THE CITY OF CARLSBAD, CALIFORNIA DIREGI
STAFF AND THE CITY ATTORNEY'S OFFICE TO RETURN 0 '
COUNCIL ON MAY 17, 7994 WITH A FORMALIZED V J UNTA
CONTROL ACCORD. / / 5 WHEREAS, the City has received requests from mob' e home park ' consider adoption of legislation which would regulate ybilehome park ren /,i
7 WHEREAS, the City Council directed staff to / commission a Mobile t
8 /
Fair Market Rent Study, and develop a M&it ,, me Park Rent Control Ordil
Voluntary Rent Coptrol I Accord; and /> 9
10
WHEREAS, i<he Fair Market Rent Srudy '3s complete and provisions 11
12 Control Ordinance abd Volun'!ar> nt Control , ccord have been develope(
) / !'\\ y '\
\ ', I\, b l3 (1 WHEREAS, implementatiop of\a Rent Control Ordinance may results in :
14 fiscal rt k to the City; and i
15 j
16
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1 are viable altqrnatives I\\ to mangated rent control programs, posing minimal fis 2o
rents; and 18
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WHEREAS, the City Council h s determined that Voluntary Rent Contrc
provide consicferable p otection to mobilehome park tenants in the form of ''''./I "'\'l.,,;,l,, 19 WHEREA , the City Council has determined that Voluntary Rent Contrl
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the City;
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231/ )d HEREAS, the City Council has agreed to terms and provisions whic !Y inch ed in a Voluntary Rent Control Accord,
NOW THEREFORE, BE IT HEREBY RESOLVED by the City Council oft
26 Carlsbad California as follows:
27 I. That the above recitations are true and correct.
28
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2. That the City Council directs staff, in conjunction with the City 1
Office, to return to the City Council on May 17, 1994 with a formalized Volu
Control Accord.
Council held on the day of / , 1994 by the
PASSED, APPROVED, AND ADOPTED at a regular meetin of the Car
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vote, to wit:
AYES:
! NOES: 1
ABSENT:
1 1 \-$I
,", fLAbj)j) A. LEWIS, Mayor
ATTEST: \:!$!,$ \',\,I1 Y
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ALETHA L. RAUTENKbANZ, City Cgrk \
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6 CITY OF CARLSBAD e Exhibit 3 -
VOLUNTARY RENT CONTROL ACCORD - RANCHO CARLSBAD
Proposed Rent Schedule
NOTE:
TERM LEASE AGREEMENTS ARE ELIGIBLE TO PARTICIPATE
ALL RESIDENTS, INCLUDING THOSE WHO CURRENTLY HAVE LONG-TERM
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CITY OF CARLSBAD Exhibit 5
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RENT CONTROL ORDINANCE BASE RENT SCHEDULE - RANCHO CARLSBAD
RENT:CONTROL:.Q:RDII
# MOBILEHOMES 1994 RENT 1995 RENT KMA RENT DEC 1993 E $598 $645 14
@ 2% MIN @ 2% MIN AVG (1993) RENT
14
29
34
27
49
45
74
67
93
17
10
$657
$666
$677
$71 1
$726
$736
$755
$783
$800
$827
$835
$608
$61 6
$626
$657
$671
$680
$697
$724
$739
$765
$772
$620
$628
$638
$670
$684
$694
$71 1
$738
$754
$780
$787
$633
$641
$651
$684
$698
$707
$726
$753
$769
$796
$803
29 $871 $805 11 $821 I $838
[TOTAL M H’S 502 1
- 6 -
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IANCE..;;ii .,.:~;~~ .. ; 996 RENT. .
@ 2% MIN
$6:
$61
$65
$6f
$6:
$71
$7:
$71
$7f
$7€
$8 1
$8 1
$8:
[/Total MH’s Eligible to Participate in 1994 261 11
1995 33
1996 20
1997 33
1998 36
1999 119
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MOBILE HOME PARK RENT CONTROL Exhibit 6
ESTIMATE ANNUAL ADMINISTRATIVE COSTS
ROUTINE ADMINISTRATION
Tasks:
Annual registration of all spaces and rents
Review and approval of annual adjustments
Review and approval of pass-though changes
cost:
0 Staff $23,000
0 Legal 10 hours @ $150/hour 1,500
0 Maintenance and Operating Cost 4,000
0 Indirect Cost 2,500
ROUTINE ADMINISTRATION SUB TOTAL $31,000
NON-ROUTINE ADMINISTRATION
Tasks:
Base Rent appeals
Annual Adjustment appeals
* Pass-Through Appeals
0 Petitions for exclusion/reinclusion
Other dispute resolution
cost:
0 Arbitration Services 60 hours@ $100"" 6,000
Legal - 20 hours @ $150/hour 3,000
Maintenance and Operating Costs 5,000
0 Staff $ 6,600
0 I ndi rect Cost 1,000
NON-ROUTINE ADMINISTRATION SUB TOTAL $21,600
TOTAL $52,600
./
P- e 0 -.
April 25, 1994
P I FOR THE INFORMATiON <
OAT€ c\tY "A 1. cs.t . . .. _... :... , ..
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TO: CITY MANAGER
FROM: PCommunity Development Director
PETE GARCIA - RANCHO CARLSBAD
Attached is a copy of a letter sent to me from Pete Garcia, trustee for Rancho Carlsbad, In gene^ we support his approach to voluntary rent control via new tease agreements, and the modificatic he has recently proposed with regard to capital improvements. However, as noted in our April 2 memo regarding a possible referendum, delaying of a City Council decision on rent stabilizat (implementation of a rent control ordinance) could significantly increase the costs to the City, if
issue were placed on the ballot at a special election, if you have any questions, please call me
Cynthia,
MARTY ORENYAK
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,! I ' Mr. Marty Orenyak VIA-FAX ' :
:i .j: Cazlsbad, CA 92009-4859 . j' . I
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! 2'075 L,gs Pairnets Drive' a
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: RE: Rancho Cazlsbad Country Club Estates
; Dear Martyr j .. ..
The Parkla staff and 5: havb received many calla and viaitai Lr residents requesting mare information and/or olarificaftia I 5
Xt is my conclusion ;hit if a new laaae, that. inelades ali t featuree included in the Parkw pro OB& is ofleured to resJldea individually, many rebideats will 8 P gn up. I
I would like to rarpact'fully request: that: the City Council give t: 1 Park a Ihited period of tima to develop thi8 Pease and ta offur
to residents individually. A sug est: a 90 day pariod of the.. :Sf
,:. the end of this time the issue 1s etUl &n'issue, the Coundl 9
, take the matter up again.
I cculcerning the Park' i3 Voluntary Rant Control of f$fl
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1 would also like to raepectfully =+quest thaC ff the Cbty.Cqunc ever decide6 that a Rent ConkzWj, Oxdiaancs ehould be implsm$nte it would than be placed on 8 general eleution ballot. This jwoc
B~VB everyone a loC of rn~ney and aggravation by evoid$ng Rs.fer8ndum procaas that would f?klow the psasing of a Rent COntr Ordinnnce beyond what is in place at the present time.
At the preeentatioa the other night, I clarified that a Park) 8 X lease would lOOT pass on to the,zesidants any capital irnprwbmer
costsr The only excsptioa would be in the event that u N$W c EXTRA item wae to be added, at the requerrt of a majority of i residents, to the existing fac&litiss. For exmpler if a major; of the xwfdants wnntad an ext?'a tennis court and th8 Prrrk Bgrc that it. would be in the Pa+k+a beat inbezest to do 60, then I
Cost would be aharQd eqilallly between the Park and the residpnF1
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I Again, thank you for y6U.F cooperation in these makbrf3 9 & .'*; *:,
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Garcia Trustee
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April 21, 1994
TO CITY MANAGER
VIA: fl COMMUNITY DEVELOPMENT DIRECTOR
FROM: Senior Management Analyst - Community Development
MOBILE HOME PARK RENT CONTROL ORDINANCE/REFERENDUM
The City Council is scheduled to consider a staff recommendation for a voluntary rent control accord an1
a rent control ordinance on May 3, 19%. It is our understanding that after hearing the presentation, th
item may be continued to May 17th for City Council action on the issue.
Potential costs of litigation have always been a concern with adoption of a mandated rent control ordinancl
More recently however, owners have indicated that if a rent control ordinance is adopted, they would fir!
pursue their right to overturn the City Council's decision via the referendum process. If the City Counc
elects to implement a rent control ordinance, and the park owners are successful with their referendun
the City Council's only options are to repeal the ordinance or select a date for placing the item on the ballo
The estimated cost of placing the item on the November 1994 ballot is $5000. The estimated cost of holdir
a special election after that date and before June 1995 is estimated at $125,000.
To date no final decision on a rent stabilization approach has been made by the City Council. While the1
ordinance was adopted, the City can control the timing of a referendum and therefore the City's cos
associated with scheduling the issue for election.
Attached is a schedule which assumes City Council adoption of an ordinance. The dates shown represe
the final date that each activity or action can occur and still leave enough time to schedule a referendu
for the November 1994 election. The most important date the Council will need to keep in mind is May 2
1994. This is the last scheduled City Council meeting in May, and the last date that an ordinance can I
introduced and make the November 1994 election.
is no way to predict whether or not park owners would initiate the referendum process if a rent contrl
4
CYNTHIA HAAS
Attachment
C. City Attorney
Housing and Redevelopment Director w Clerk
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0 PROPOSAL 0 c,L% LA
DATED RENT CONTROL - ORDINANCE
0 Base Rent: KMA Study:
Lanikai Lane Single Wide = $400 (LOW)
Lanikai Lane Double Wide = $425 (LOW)
Rancho Carlsbad = $600 up to $800
0 Annual Adjustment: 65% or@, all items of Consumer Pricc
Index for an Diego County.
Minimum increase = 0%
Maximum increase = 8%
0 Capital Improvement
Pass-Throughs
to be added to the park, the first $25,00(
shall be paid by owner and the excess cost
will be shared equally between the resident
and the owner and amortized appropriatel)
Capital costs not passed-through to tenant
may be considered for rent adjustments.
0 Taxes.: Owner is prohibited from passing throug
additional tax liability as a result of the sal
of the mobilehome park or addition;
parcels or lands. Taxes not passed-throug
adjustments.
to tenants may be considered for rer
0 Administrative
Fee: Owner and Tenant to share (50/50) in th
cost of administering a rent contrl
ordinance.
+ Vacancy Control: The rent shall be a space rent and sh;
apply to new tenants upon sale or transfc
of the space.
+ Hearing Process: Hearings shall be conducted before eithl
an arbitrator or hearing officer. Appea
shall be heard by either a city commissio
council or court.
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:.' ;. ' ', coh@~y :'cmT\d QF CARURGI) . '" . ,. '".
DAI'P?: April 26, 1994 , ,
8-
.. FAX NUMBER : (619) 438-011.94 .. .
FROM: ~J?KiIi! RAYNEK I. . FAX NUMBER : (639) 747-5574 ' .'
W~ER QUPAWS 3 ' + FACE SIIEET (IF YOU DO NOT RECEIVE my OF TlIaE pAGQ i'a.&Asf? CAU4 TilH AUOVtI NUMBER.) '
- . THIS "'ILL RE TIiB ONLY FORM OF DkLlVERY OF THE TI&SRQI~ED ~UME~. , '
- 1 TIfE ORIGINAL OF THE TR~NSMI'IT~D'D~XWEW WIG BE SR~ BY REGULAR MIL. .
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. ~fi~~nn~rnPRM~A'2XQ CWPIWXkUI, RWD-F'RQWWSCUASUR~ "pl-~~ ffIl.9 h&lcd 1s MIWlMD 0NI.Y FOR 1118 INlXHW. OR m ZD ylA{n-&~" AAB) m~rm~.~
~"~~'~~~~~~~~O~~~IS~~~G~ISN~~~IEWI'~~DHDBCCIPIPNL.,OR~~P.~~~~~~~~~~\O~~~~~~'~~ FOB DPJJWIRlh'O 111A MESSAGE TO 'IW? INIENDW WHRW~ YOU M I{Emy muqm ~~IAT ANI( DI.shMI.wllOK nlsfueul1oN OR COPYING OPl?flS COMMUMUL1ION 1.9 may p~l~~;~, ~p you !&VU R~'C)~M1~~J~s~.~L"~Al~ONIN@~~a PIJ'ASENOllFY US IMMeD~l\'IELy'gy'l~PIIO,~AYD ~1u~11IB
ORKWU MJWOe TO US A11'1m ABOVE ADDRESS vir\ rite U.S posrAI, =RM= kn, WH ey111, PAY aL PQPL"@ Cosrr IlWK YOU. '. j, 1.
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WfIITE? AND BRIGHT
AfioRh'EYS AT JAW A ?ROm -m
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FAX (Ms] W4.53
(619) 747.-
April 26, 1994
2 o7 613438085
P .I 82
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Mr. Margln Orenyak City of. Carlsbad Communlby Redevelopment Office
2075 Lap Palmas Drive Carlsbad, CA 92009-1519
REI Wkai bans
mar Mr, Orenyak:
on Sunday, April 24, 1994, a meeting was held by the Lanikai Lano Homeowner's Association. At that time, the options available to the residents were discussed at length. Of utmost concern to tho residents of Lanikai Lane is that a resolution to their rental eituatlon be reached at this time. Accordingly, instead of returning all of the responaaa to your inquiry letter of April 13,
1994, ou will be receiving a petition signed by the residents of Lanika]l Lana and indicating their desires to either reach an acceptable accord immediately or proceed with an Involuntary rent control ordinance. To that end, I am enclosing an outline ol an accoptabla accord which was prepared by my clients.
The essential terms of this outline are that at the time a resident is eligible to participate in the accord, the resident will sign on to the accord at the then existing rental rate. That ie, thete will be no upward adjustment from the rent6 then being paid by existing accord participants upon Sale, 8Ub-lBaSf3, transfer, or expiration of a pre-existing lease. Also, the tonnnts' obligation for capital improvements is further defined and mom in line with city staff's preliminary recommendations,
we believe that the park owners should be able to respond to
tha onclosed proposal for a voluntary accord - 80 that we will be in a position to tell the City Council on Hay 3, 1994, whether the voluntary accord process is no longer a viable option leaving no alternative but to proceed post-haste with involuntary rent control. / 1" k
3 KLV YX .AkKUX IkLkLUYIkK '(Ell0 ; 4-26-94 2:U5W'l ;
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Mr. Ma tin .Orenyak
Page 2 April f 68 1994
On behalf of the Lanikai Lane Homeowner's Association, X to thank you and all of the city staff for your continuing ef
to assist the parties in resolving their differences:
Very truly yours8
WH TE
Leigh %5
IAR/vh
cc clf,ents- Jed Robinson
City Council Members
3 KC;V BY;X~KUX ItLELurIER 7010 ; 4-2b-34 r;wrm ;
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VOLUNTARY IJANIKAI LANE ACCORD
APPI &~NW .Ii"Y: 1. Rcsidents eligible immediately, if currently on month to month.
2. Residents on existing leases eligi%le upon expiration of current lease.
3. AU new fiture residentlownere at existing accord rates upon cl~sing of
4. No other lease or rents! agreement win be offered by the park owner.
purchase of home. (Assumability)
DASH RKNf: 1. $340.00 single wide
S370,OO double wide
Rent based on 1994 K.M.A. five park rental 6nJdy
2. Base mt to indude trash.
3. Water, sewer, caMe (at cost), g%s and electric to be passed on to
residents separately.
4, C,P.T. - Min. O?h C.P.I. increases to be started in 1995 as K,M.A.
C.P.I. - Max. 8% study was based on 1994 rent structures.
C.P.I. - 1WA of housng component
CAPI'I'AI. IMI?ROVHW,NTS
1. As defined by standard (i.e. IKS Code)
2, Owner pays finst S25,000.00 per calendar year
3. Balance of capital improvements to be WSO cost sharing with residents
per calendar year anlortized as pass-through - over minimunl of 15 yr-.
4. I&na exoh&l in ooet eharin$~i pfhary $25,000.00 owner expen&ture
a. Underground utiliti~ including:
b. Fxisting street repaits/reptacemenWmprovanents. c
G. Park dcfcmd Rtht-s Of Guftwlt mdtia m pa
5. Capital improvements must be approved by a nqjorily vote of elatcd
&dents befort conshuctim of any capital expense project involving
1. water
2, Sewer
3. Electric
4, oar,
sharedoxpense.
6. All disputed ita resoh4 by arbitration.
AII~STRAI'ION COSTS
No cost to owncr or resident assuming minimal city inwhmnent
i".. - .A",.-. - . . .. .. - "
LEOAX, COSTS Contractual agretment - none anticipattd.
'imM Bblance of existing land lease. 3-w
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RANCHO CARLSBAD MOBILEHOME OWNERS' ASSOCIATION
PRESENTATION AT CITY COUNCIL WORKSHOP
April 20, 1994
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INDEX
Graph - Rancho Carlsbad Rent History 1973-1993
Spreadsheet - Rancho Carlsbad Rent History 1973-1993
Graph - Rancho Carlsbad Rent History 1982-1993
Parks used in Comparable Rent Study
Coach Sales Price v. Park Rents
Coach Price/Sq. Ft. v. Park Rents
Rancho Carlsbad Fair Market Rent Results
Graph - Future Rents assuming 100% CPI Increase
Spreadsheet - Future Rents assuming 100% CPI Increase
Graph - Future Rents using Proposed Accord
Spreadsheet - Future Rents using Proposed Accord
Graph - Future Rents using Staff Rent Control Proposal
Spreadsheet - Future Rents using Staff Rent Control
- "
Proposal
Graph - Future Rents assuming $150 Immediate Rollback
Spreadsheet - Future Rents assuming $150 Immediate Rollback
Graph - Future Rents using HOA Rent Proposal
Spreadsheet - Future Rents using HOA Rent Proposal
Status of Leases/Rent Control Eligibility
Comparison of All Items CPI, Housing and Residential Rent Indices for San Diego Area
Outline of RCMOA's Recommendation for a Rent Stabilization Ordinance
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Carlsbad Rent Study
CPI CPI exc rent rent % inc all items rent inc over CPI
$140 6.5% $140
$140 0.0% 11.0% $149 . ($9)
$140 0.0% 9.4% $166 ($26)
$140 0'. 0% 6.1% $181 ($41)
$140 0.0% 6.5% $192 ($52)
$235 67.9% 10 . 0% $205 $30
$306 30.2% 16.4% $225 $81
$352 15.0% 15.2% $262 $90
$427
$444
$511
$511
$536
$569
$585
$603
$629
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4.0%
15.1%
0.0%
4.9%
6.2%
2.8%
3.1%
4.3%
13.5%
6.8%
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5.9%
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$302
$343
$366
$376
$399
$420
$432
$447
$469
$125
$101
$145
$135
$137
$149
$153
$156
$160
$665 5.7% 6.0% $496 $169
$702 5.6% 3.6% $526 $176
$730 4.0% 2.8% $545 $185
$755 3.4% 2.5% $560 $195
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Rancho Carlsbad Rent Study-100% CPI increase
CPI CPI exc rent
year rent % inc all items rent inc over CPI
1993 $755 3.4% 2.5% $560 $195
1994 $774 2.5% 3.0% $574 ' $200
1995 $797 3.0% 3.0% $591 $206
1996 $821 3.0% 3.0% $609 $212
1997 $846 3.0% 3.0% $627 $218
1998 $871 3.0% 3.0% $646 $225
1999 $897 3.0% 3.0% $666 $232
2000 $924 3.0% 3.0% $685 . $239
2001 $952 3.0% 3.0% $706 $246
2002 $980 3.0% 3.0%' $727 $253
2003 $1,010 3.0% 3.0% $749 $261
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Rancho.Carlsbad Rent Study
year
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
0
rent
$755
$755
$755
$778
$801
$825
$850
$876
$9 02
$929
$957
CPI
% inc all items
3.4% 2.5%
0.0% 3.0%
0.0% 3.0%
3.0% 3.0%
3.0% 3.0%
3.0% 3.0%
3.0% 3.0%
3.0% 3.0%
3.0% 3.0%
3.0% 3.0%
3.0% 3.0%
CPI exc rent rent inc over CPI
$560 $195
$574 $181
$591 $164
$609 $169
$627 $174
$646 $179
$666 $185
$685 $190
$706 $196
$727 $202
$749 $208
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year
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Carlsbad Rent Study-.City Staff Rent Control Proposal
CPI CPI exc rent rent % inc all items rent inc over -CPI
$755 3.4% 2.5% $560 $195
,.
- "
$698 -7.5% 3.0% $574 $124
$719 3.0% 3.0% $591 $128
$741 3.0% 3.0% $609 $131
$763 3.0% 3.0% $627 $135
$786 3.0% 3.0% $646 $139
$809 3.0% 3.0% $666 $144
$833 3.0% 3.0% $685 ' $148
$858 3.0% 3.0% $706 $152
$884 3.0% 3.0% $727 $157
$911 3.0% 3.0% $749 $162
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Rancho Carlsbad Rent Study- $150 Immediate Rollback Proposal .
CPI CPI exc rent CPI CPI rea
year rent % inc all items rent inc over CPI res rent rent inc
1993 $755 3.4% 2.5% $560 $195 -0.8% $467
1994 $605 -19.9% 3.0% $574 $31 2,3% $463
1995 $619 2.3% 3.0% $591 $28 2.3% - " $474
1996 $633 2.3% 3.0% $609 $24 2.3% $485
1997 $648 2.3% 3.0% $627 $20 2.3% $496
1998 . $663 2,3% 3.0% $646 $16 2.3% $507
1999 $678 2.3% 3.0% $666 $12 2.3% $519
2000 $693 2.3% 3.0% $685 $8 2.3% $531
2001 $709 2.3% 3.0% $706 $3 2.3% $543
2002 $726 2.3% 3.0% $727 ($2) 2.3% $555
2003 $742 2.3% 3.0% $749 ($7) 2.3% $568
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Rancho Carlsbad Rent Study-Homeowners Association’s Rent Stabilizatj
CPI CPI exc rent CPI CPI res year rent % inc all items rent inc over CPI res rent rent inc
1992 $730 4.0% 2.8% $545 $185 0.7% $464
1993 $755 3.4% 2.5% $560 $195 -0.8% “- $467
1994 $735 -2.6% 3.0% $574 $161 2.3% $463
1995 $715 -2.7% 3.0% $591 $124 2.3% $474
1996 $695 -2.8% 3.0% $609 $86 2.3% $485
1997 $675 -2.9% 3.0% $627 $48 2.3% $496
1998 $655 -3.0% 3.0% $646 $9 2.3% $507
1999 $670 2.3% 3.0% $666 $5 , 2.3% $519
2000 $685 2.3% 3.0% $685 ($0) 2.3% $531
2001 $701 2.3% 3.0% $706 ($5) 2.3% $543
2002 $717 2.3% 3.0% $727 ($10) 2.3% $555
2003 $734 2.3% 3.0% $749 ($15) 2.3% $568
,_
’ c’
c 0 e
STATUS OF LEASES/RENT CONTROL ELIGIBILITY
AT RANCHO CARLSBAD
TOTAL NO. MO/MO LEASES 238
LONG TERM LEASE EXPIRING IN: -”
1994
1995
1996
22
34 2
TOTAL SPACES BELIEVED ELIGIBLE FOR RENT CONTROL 307
LONG TERM LEASES EXPIRING IN:
1997
1998
1999
TOTAL SPACES BELIEVED CURRENTLY INELIGIBLE
FOR RENT CONTROL
39
51 88
188
VACANT 19
TOTAL 504
Source: Rancho Carlsbad Tenant list (Rent Roll) from March 19 Sales Brochure on Rancho Carlsbad Country Club Estate by JCW & Associates
,.
'C -
_I
1987
1988
1989
1990
1991
199.2
1993
i.
0 0
COMPARISON OF ALL ITEMS CPI
HOUSING AND RESIDENTIAL RENT INDICES
FOR SAN DIEGO AREA
CpI -& Housinq x Res. Rent A
117.5J 3.5 123.2 )zLtz/ 134.9 - -_ 3.8
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130.6 J 5.8 133.8 ,3\d9 4.9 144.6 3.7
138.4 J 6.0 141.6 \3[?J 6.0 150.9 4.4
143.4 V' 3.6 !+A 1 I f 155.6 1.8
0
147.4 ,;/ 2.8 148.3 \Jti$ 4.7 154.7 0.7
150.6 J'2.2 149.8 yd(t3 1.0 153.4 -0.8
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ROBERTS&RO'BERTS
THOMAS L. ROBERTS MA1 BEATRICE E. ROBERTS MA1
SRPA
appraisal of real estate
Rancho Carlsbad
Mobile Home Park
Rental Study Data
April 20, 1994
BY
Thomas L, Roberts, MA1
3580 ADAMS AVENUE, SAN DIEGO, CALIFORNIA 92116 * 619-283.5711 FAX-619.: I
.I * * * - e e
IGEY~~~L wrE COMPARISON - I~ICIIO crmsmu - 1994
RANCHO IAI'IKNCE
PARK NAME (3RLSB.W
LOCATION CARLSURD WRYH OF KEAhSIDE CARLSBAD SANTEE VALLEY CENTER
RENT CONTROL NO EX) YES No No No
No OF SPACES 50.2 45 7 272 333 364 222
IAGtirm LAKESHORE NEd SKYLINE
WLK v1sm GARDENS FRONTIER RANCH
ECONUICQ
G4 SP rwrm
%LEQSED 60% 100% 39% 100% 101)% 100%
SPACE RENTS
APPROX RANGE
BASE RENT 93 $660- $891
AVERAGE $756.00
ELEC & GAS EXTRA
CATV INCLUDED
WR & SWR
TRASH, fXC INCLUDED
APPROX AVER
- - - .. - . - - . . . - .
$756.00
GROSS RENT
RHO CARLSBAD DIFF IN
PAYMENT AMOUNT
DIFF AFTER NEW $52.00
ASSESSMENT EST $8U8.00
PERCENTAGE
$389 - $435 $425. 00
$27.00
$155.00
$6U7 .OO
MTRA
IiO'lW<NElB FEE
- . - - - - - - - - - - -
5756.00
$149. UU
- . . - . . __ . . . -
25%
$201.00
(CONTROLLED
RENL-S)
$337 " j475
EXTRA
$383.99
$20.00
$49.34
$453.33
- - - - - - - . .. - .. - -
$756.90 - .. . - . . - . - - . . -
$302.67 67%
$354.67
$369-$485 $445.00
FX'IVA
INCLUDED
INCLUDED - - " - - - - - - -. .
$445.03
$756.00 - - - - - - -. - - - -
$311.00 70%
$363. 03
$385 - $485
EXTRA
$411 .00
$21.00
$57.68
$489.68
- - . - - - - - - - - -
$756 .UO - - - .. - - - - - - - -
$266.32 54%
$318.32
$354-$373
$360.00 wrm
INCWUED
WJ.'R&SEWER
$20 .oo
$380 .00
_"""" "_
$'l56.00
$376.00
_"""""_
99%
$428.00
AMENITIES -
CLUB HOUSE EXCELLENT rxmmr GCOD GOOD EXCELLENT ( 2) GOOD
SWIM POOL YES ( 2) YES YES YES YES (2) YES
SPR/SUN\m YES YES YES YES YES (21 YES
TENNIS YES YES YES No No No
GOLF YES(L0W FEES) YES (20% OFF) No No No YES
WATERSCAPE CREEK CREEK swm ws . SMALL LAKES NO N3
LANDSWING UCELLENT EXCELLENT GCOD GCOD EXCELLEWT + GOOD
STREEE GOOD ESCELLEMI' GOOD GOOD EXCELLENT GOOD
SPECCIRL GATE GUARDS SECIJRLTY GATE SECURI'I'Y GATE SECURITY GATE SECURITY GATE SECURITY GXrE
IEATION CARLSBAD SEMI RURAL EAST KNSIDE CARLSBAD SANrEE SEMI RURAL DESCRIP'PION SUB URBAN UWAN NR BEnCN SUB URBAN
ZIP CODE MEDIAN $33,313 $32,462 $24,116 $33,313 $36,295 $33,292 INCOME 1990
REMARKS WKLR wmw NR cmr ACROSS SI' NLWWIPI PAllK kDSr RURAL AW I:& i' I 1:s PENDLIXON FR SHOPPING HOMES W/GARAGE LKATION
., ' . . ., 0 0
SUBJECT MOBILE HOME PARK
NAME/ADDRESS: Rancho Carlsbad
5200 El Camino Real,
Carlsbad, CA 92008
TB GRID: 14-1
PARK TYPE: Adult ZIP CODE MEDIAN INCOME 1990: $33,313
PARK AGE: 1972 # SPACES: 504 SPACE TYPE/RATIO: Double
PARK SIZE: 86 Ac. (plus golf course) DENSITY: 5.83 du/ac
RENTS YEAR RANGE AVERAGE Current as of March 1, 1994 $660-$891 $756 Plus three spaces slightly over $1000
Remarks: Source rental roll in offering brochure.
UTILITIES AND ADDITIONAL CHARGES: Water, sewer, trash, and CAT'
included in the rent.
RENT CONTROL: No LEASES/RATIO: 60% leased, 40% M to M
PROJECT AMENITIES: Lake,l8-hole golf course, tennis courts,
13,500 SF clubhouse, rec center with exercise room, craft stuc
enclosed shuffleboard courts, 2 saunas, shower and locker rc administration building, pool, 2 spas, horseshoe pits, and PI and BBQ area, excellent landscaping, paved roads with curbs
SECURITY: GATED/PATROL(#X/DAY) Gate guards and patrols
SURVEY DATE: 4/2/93, 4/29/93, 4/20/94
SOURCE ( Name/Phone #) : John Carr, Manager, Cyndee Mady Sales A! 438-0333; Chuck Gensler, Earl Munmuth, Homeowner Associ:
officers, Sales Brochure
REMARKS: Carlsbad is considering rent control. Resident:
trying to purchase park.
-.
c 0 a
MOBILE HOME PARK COMPARABLE
NAME/ADDRESS: Lawrence Welk Resort Village TB GRID: 12-F3
8975 Lawrence Welk Drive
Escondido, CA 92026
PARK TYPE: Senior ZIP CODE MEDIAN INCOME 1990: $32,346
PARK AGE: Project is over 15 years old but newly expanded
SPACES: 457(14% rental) SPACE TYPE/RATIO:Double (2/3) Trpl(1
PARK SIZE: project is over 100 acres DENSITY: low
RENTS YEAR RANGE AVERAGE
Current as of
April 1, 1994 $398-$435 $425
UTILITIES AND ADDITIONAL CHARGES: Water. sewer, trash are inch
CATV is extra, currently approximately $27.00/month bz
$30/month deluxe private CATV system. All spaces pay $1!
homeowners fee for total average rent, with basic CATV of $27.(
equals a total adjusted rent of $607/mo
RENT CONTROL: No LEASES/RATIO:lOO% LENGTH: various long t
HOW ADJUSTED: Annual 7% leases are transferable at sale
PROJECT AMENITIES: 2 clubhouses, pools, spas, exercise 1
tennis, shuffleboard, croquet, card rooms, billiards, a
Lawrence Welk facilities (20% off golf fees), exce:
landscaping, paved roads with curbs, Lawrence Welk The; restaurant and motel.
SECURITY: GATED/PATROL(#X/DAY) - Gated with security patrol
SURVEY DATE: 3/30/93, 4/29/93, 4/20/94
SOURCE(Name/Phone #): John Oliver, Gend Norman 749-1000
REMARKS: Semi rural location, near 1-15 interchange, six
north of community facilities of Escondido.
-* I> .. 0 0
MOBILE HOME PARK COMPARABLE
NAME/ADDRESS: Laguna Vista Mobile Home Park TB GRID: IO-B
276 North El Camino Real
Oceanside, CA, 92054
PARK TYPE: Senior ZIP CODE MEDIAN INCOME 1990: $24,166
PARK AGE: 1979 # SPACESz272 SPACE TYPEjRATIO! All doubles
PARK SIZE: 44 ac DENSITY: 6.18 du/ac
RENTS YEAR RANGE AVERAGE Current as of July 1, 1993 $337-$475 $383.99
Remarks: 1993 rental rates and averages are City app
rolls as of July 1, 1993. 'Source: City of Oceanside records
UTILITIES AND ADDITIONAL CHARGES: Water, sewer, trash,
maintenance and laundry are billed through at: 1989 - $34.80, - $35.38, 1991 - $36.75, 1993 - $49.34. CATV is extra. Average including water, sewer and other pass throughs of $49.34 and :
CATV of $20.00/mo totals an average rent of $453.33/mo.
RENT CONTROL: Yes LEASESJRATIO: 39% leased, 61% month to '
PROJECT AMENITIES: Clubhouse, with library, card room, i
shuffleboard, pool, spa, RV storage, carwash, good landscaping small lakes, paved roads, tennis court.
SECURITY: GATED/PATROL(#X/DAY)-Gated with nightly patrols
SURVEY DATE: 3/23/93, 4/29/93
SOURCE(Name/Phone #): Lloyd and Anne Thompson, manager; Mr. Rowsmitt, Home owners association
REMARKS: Near San Luis Rey Mission and Camp Pendleton
57 -) e 0 t.
r
MOBILE HOME PARK COMPARABLE
NAME/ADDRESS: Lakeshore Gardens TB GRID: 19-C/4,5
7201 Avenida Encinas
Carlsbad, CA, 92008
PARK TYPE: Senior ZIP CODE MEDIAN INCOME 1990: $33,313
PARK AGE: 1972 # SPACES:383 SPACE TYPE/RATIO: All doubles
PAKK SIZE: 53 ac DENSITY: 7.4 du/ac
RENTS YEAR RANGE AVERAGE
Current as of
March 1, 1994 $369-$485 $445 (+/- 1
Remarks: 1993 rent ranges and averages are from interview
Mr. Bill McLean, manager, 1.994 rents from Donald Downs.
UTILITIES AND ADDITIONAL CHARGES: Water, sewer, trash and CAT
included.
KENT CONTROL: No LEASES/RATIO: 100% LENGTH: 4 Yr.
increase was 9% in 1990 with new leases.
PROJECT AMENITIES: Clubhouse, with library, card room, pool,
sauna, R'V storage, carwash, good landscaping with small 1
paved roads, pet section,
SECURITY: GATED/PATROL(#X/DAY)-Gated
SURVEY DATE: 3/30/93, 4/29/93, 4/20/94
SOURCE( Name/Phone #) : Bill and Leta McLean, managers; Donald I?
Homeowners Association
REMARKS: Excellent location, across street from shopping centc one quarter mile to beach; near Poinsettia interchange witk
near La Costa golf course.
HOW ADJ. 70% of Los Angeles CPI, 4%min-8%max. Last
4. i 1
b e e
r
MOBILE HOME PARK COMPARABLE
NAME/ADDRESS: New Frontier
9255 Magnolia Ave Santee, CA, 92071
TB GRID: 48-B/4,5
PARK TYPE: Senior ZIP CODE MEDIAN INCOME 1990: $36,295
PARK AGE: 1979 # SPACES:364 SPACE TYPE/RATIO: All doubles
some larger
PARK SIZE: 58 ac DENSITY: 6.27 du/ac
RENTS YEAR RANGE AVERAGE Current as of
Jan 1, 1994 $385-$485 $411
UTILITIES AND ADDITIONAL CHARGES: Water and sewer are k
through at Padre Dam Water District charges averaging $21.0
month, Most tenants (depending on lease) pay trash at $4.50/a
CATV is extra. Extra pass throughs are primarily real e taxes, capital improvements, and mandated fees: 1989 - $50.09,
- $42.19, 1991 - $44.95, 1993 - $57-68. Average Rent with and sewer ($21.00), pass throughs ($57.68) and an estimated CATV of $21.00/mo gives a total of $489/month.
RENT CONTROL: No LEASES/RATIO: 100% LENGTH: Five tyy leases with varying terms and length of contract, most 5
years.
HOW ADJ. Variable depending on one of five leases; generally
5%/year or CPI whichever is greater but most cap at 12%.
PROJECT AMENITIES: Clubhouses (2) one smoking, one non smc
with library, card rooms, pools (2), spas (2), sauna, RV st(
carwash, excellent landscaping (9 acres), paved roads, pet sec tennis court.
SECURITY: GATED/PATROL(#X/DAY)-Gated with nightly patrols
SURVEY DATE: 2/23/93, 4/29/93, 9/1/93
SOURCE( Name/Phone #) : Thomas Parr, manager, park records, App
of park by Thomas L. Roberts MA1 for the City of Santee,
REMARKS: Manufactured housing, most with garages. Adjoins t
Diego River.
q. f
P r: e e
t A t
MOBILE HOME PARK COMPARABLE
NAME/ADDRESS: Skyline Ranch Country Club TB GRID: 12N-D4/5 18218 Paradise Mountain Road Valley Center, CA 92082
PARK TYPE: Adult ZIP CODE MEDIAN INCOME 1990: $33,292
PARK AGE: 1970 # SPACES:222 SPACE TYPE/RATIO: Most double!
PARK SIZE: 86 ac DENSITY: 2.46 du/ac
RENTS : YEAR RANGE AVERAGE Current as of July 1, 1993 $354-$373 $360 (+/- 1
Remarks: Source: Virginia Johnson resale manager. 1989 I are actual base. Adjustments are to be CPI increase over basf
are approximately 4% per year.
UTILITIES AND ADDITIONAL CHARGES: Trash and CATV are inch
water and sewer are $20/month. Rent includes all golf fees.
RENT CONTROL: No LEASES/RATIO: 100% LENGTH:lOYr.(1999
HOW ADJ. Yr.CP1
PROJECT AMENITIES: Executive golf course, clubhouse, pool, SPi storage, carwash, good landscaping, paved roads
SECURITY: GATED/PATROL(#X/DAY)-Gated
SURVEY DATE: 3/30/93, 4/29/93, 4/20/94
SOURCE(Name/Phone #): Virginia Johnson, resale mgr.749-3233, 1
Sidwell bookkeeper