Closure Impact Report Magnolia Mobile Home Park

Transcription

1 Closure Impact Report Magnolia Mobile Home Park 422 West Route 66, Glendora, CA Submitted by Glendora Route 66 Investors Prepared by. March 7, 2014

2 TABLE OF CONTENTS 1.0 Introduction Regional Area Estimated Number of Displacements Preparation of the Report Summary of Eligible Residents Ability to Relocate Summary of Relocation Options Reasonable Relocation Costs Mitigation Measures Relocation Plan Participation Requirements Relocation Plan Assistance to Other Occupants Non-Eligible Residents Closure Impact Report for the Magnolia Park i

3 1.0 Introduction This Closure Impact Report ( Report ) is presented by Glendora Route 66 Investors, LLC ( GR66 ) to the residents and other occupants of the Magnolia Park ( Park ) and to the City of Glendora ( City ) in connection with the closure of the Park. A legal description of the Park is attached hereto. (See Legal Description at Attachment A) Government Code Section requires that a person proposing closure of a mobilehome park prepare a report discussing the impact of the closure upon the displaced residents of the Park. In determining the impact of the closure on displaced residents, the Report must address the availability of adequate replacement housing in other mobilehome parks and relocation costs. (See Govt. Code, at Attachment B) The Report is published to the residents and other Park occupants, and provided to the City in advance of the first City discretionary hearing for a permit on a new use of the Park. At the hearing, the City will review the Report and may determine applicable conditions, if any, for the new use to mitigate any adverse impact of the closure on the ability of displaced Park residents to find adequate housing in a mobilehome park. The steps required to be taken to mitigate cannot exceed the reasonable costs of relocation. (Govt. Code, (e)) The Park was initially constructed by its current owner in 1957 as a trailer park. Like most trailer parks of its era, the Park was conceived as an interim or transitional use of the land. As the years went by and manufacturers built wider and longer trailers, spaces were expanded or combined to accommodate mobilehomes. At the same time, the Park also used the trailer spaces for motor homes and camping trailers that could be moved by their owners. The Park has reached the end of its useful life as a mobilehome park. Like other mobilehome parks of that era, the Park was originally intended as an interim use with a useful economic life of 20 to 30 years. As such, the Park has been in operation as a mobilehome park for approximately 56 years, some 25 to 35 years beyond its originally envisioned economic life. Given the surrounding uses of the Park, mobilehome use is no longer the highest and best use of the property. The proposed plan is for the Park to be redeveloped with 20 single family homes, 108 townhomes, and approximately 2,000 SF of commercial space. The Park is permitted as a 58 space mobilehome park consisting of 2.64 acres, occupying assessor s parcel numbers and The Park is zoned Town Center Mixed Use along the north end and R-1 along the south end. At the time of the Report survey, the Park consists of 17 mobilehomes that are owned by the residents. Another 18 mobilehomes are Park-owned and are rented by tenants not covered by the Residency Law. There are also 3 motor homes and 5 camper trailers. This Report primarily concerns those residents who own their mobilehomes, who are the intended beneficiaries of the mitigation measures under State law. Closure Impact Report for the Magnolia Park 2

4 This Report addresses the availability of adequate replacement housing in nearby mobilehome parks and relocation costs, and assesses the impact of closure of the Park upon the eligible residents who will be displaced. Recommendations to mitigate those impacts are proposed. Magnolia Park Entrance Closure Impact Report for the Magnolia Park 3

5 Magnolia Park Interior View Magnolia Park Interior View Magnolia Park Aerial View Closure Impact Report for the Magnolia Park 4

6 2.0 Regional Area The Park is currently owned by Magnolia Park LLC and Peter Patti (See Assessor Property Information Report at Attachment C). The Park is in escrow to be sold to GR66. Pursuant to the purchase agreement, GR66 is authorized to pursue closure of the Park pending close of escrow. Park residents and other occupants were informed of the pending sale and intention to close the Park on June 3, (See Owner Notice at Attachment D) On behalf of GR66,. ( Paragon ) began contacting Park residents and other occupants to determine their relocation situations (See Paragon Introduction at Attachment E) Paragon conducted a survey of Park occupants. (See Survey Form at Attachment F) Occupants from 41 of the 43 occupied Park units participated in the survey. This Relocation Impact Report is prepared on behalf of GR66 in connection with its application to close the Park and issue new use permits. Magnolia Park is an all-age community situated on a 2.64 acre property. It encompasses 58 spaces and accommodates mobilehomes, motor homes, and camper trailers. The Park is approximately 66 years old and has an average overall physical appearance. It is improved with a community center that is available for use by its residents. Entrance to the Park is gained from the south side of Route 66. The Park has a U-shaped road that allows access to vehicles throughout the Park. 3.0 Estimated Number of Displacements There are 58 spaces in the Park. Of these spaces, 12 are vacant and 37 have mobilehome units located on them. The remaining units at the Park consist of 5 camper trailers, 3 motor homes, and 1 apartment. Of the 37 mobilehomes, seventeen 17 are occupied by residents who own their mobilehomes and rent the space from the Current Owner, 18 spaces are occupied by tenants who rent their unit from the Current Owner ("Park Owned Homes"), and 3 spaces have a Park Owned mobilehome which is vacant. This is summarized below: # of Spaces Type of Use 17 Resident Owned s 18 Park Owned s 3 Vacant 12 Vacant Spaces 8 Camper trailers or motor homes Closure Impact Report for the Magnolia Park 5

7 The Park closure will displace approximately 80 occupants. None of the occupants who participated in the survey receive assistance from the Housing Authority of the County of Los Angeles Section 8 rental assistance program. 4.0 Preparation of the Report The preparation of the Report involved an exhaustive process that included: 1. Review of Leases and Park visit to identify eligible residents and terms of tenancy. 2. Notification and survey of residents and other occupants with follow up interviews to determine particular situations and interest for various relocation options. 3. Walk through inventory of Park to determine ability to move mobilehomes and obtain cost estimates from mobilehome relocation contractors to relocate mobilehomes to relocation mobilehome park spaces within 25 miles. 4. Survey of mobilehome park relocation opportunities and of alternative housing opportunities (apartments, senior housing, HUD Section 8 housing, etc.) within 25 miles. 5. Walk-through inventory of Park and title search to determine type, size and condition of mobilehomes to obtain the National Automobile Dealers Association (NADA) appraisal value of each resident owned home. Based on the evaluation of such information and in compliance with State law, Paragon prepared the Relocation Plan with appropriate mitigation measures. 5.0 Summary of Eligible Residents There are 80 total persons in the 43 occupied Park units. Out of the 43 occupied Park units, there are 17 mobilehomes owned by the residents that qualify for relocation benefits under California law. The term resident has a very special meaning within the Residency Law ( MRL, California Civil Code Section 798 et seq.), and is defined as a homeowner or other person who lawfully occupies a mobilehome. (Civ. Code, ) 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. (Civ. Code, 798.9) Therefore, the scope of this Report is primarily limited to those persons who are homeowners as defined by the MRL. Persons who do not occupy their mobilehome as their full-time residence pursuant to a MRL tenancy are not classified as eligible residents in this Report. Closure Impact Report for the Magnolia Park 6

8 The tenants who rent the 18 Park Owned Homes are not eligible to receive benefits as a result of this closure. They are subject to traditional landlord/tenant law and can have their tenancy terminated upon 30 to 60 days prior written notice, depending on the term of the rental agreement. Those tenants are not eligible for benefits under the MRL, however, GR66 has voluntarily included some benefits for those tenants as a part of the Relocation Plan contained in this Report. Similarly, the owners of the camper trailers and motor homes are not considered mobilehome residents under the MRL. (Civ. Code, (b)). GR66 has also voluntarily included some benefits for these tenants. A summary chart of the Park units eligible for relocation benefits is set forth in the Eligibility Summary of Occupants chart below. It is important to note here that the Effective Date for determining eligibility for benefits is not the date on which the Park will close. Instead, the Effective Date is the date that notice of Park closure is served following final approval of the Project. The Park cannot close until at least six months after there has been a written sixmonth notice of Park closure ( Closure Date ), which notice must be served following the final approval pursuant to Civil Code Section (g) (2). ELIGIBILITY SUMMARY OF OCCUPANTS LEGEND Vacant Eligible NA = Not Applicable = Single Wide DW = Double Wide Monthly Space Space # Type of Unit Bed-rooms Rent Years at Park Occupancy Status $700 7 years Rent 2 $750 2 years Rent 3 Apartment 1 $ years Rent $ years Own 1 $400 6 years Rent 6 Vacant Space 7 2 $472 Not Disclosed Own Closure Impact Report for the Magnolia Park 7

9 Monthly Space Space # Type of Unit Bed-rooms Rent Years at Park Occupancy Status DW 1 $ years Own Vacant Unit 1 $ years Own 1 $ years Own 1 $800 6 years Rent 2 $ years Own 14 Camping Trailer 1 $420 5 years Own 15 Camping Trailer 2 $500 1 year Own 16 Vacant Space 17 Motor Home 5 months Own 18 Camping Trailer 1 $ years Own 19 Camping Trailer 1 $450 2 years Own 20 Vacant Space DW 1 $800 7 years Rent 3 $434 3 years Own 23 Vacant Space 24 Vacant Space $800 1 years Rent 4 $550 3 years Rent 1 $800 2 years Rent 2 $ years Own Closure Impact Report for the Magnolia Park 8

10 Monthly Space Space # Type of Unit Bed-rooms Rent Years at Park Occupancy Status Motor Home $450 2 $414 1 month Own 2 $1,200 3 years Rent 2 Vacant Unit Not Disclosed Own 33 Camping Trailer 1 $450 1 year Own 34 Vacant Space 35 Vacant Space 36 Vacant Space 37 Vacant Space 38 Vacant Space 39 Motor Home 1 month Own 40 Vacant Space 41 Vacant Space DW DW 2 $ years Own 1 $850 1 years Rent 2 $485 9 Months Own 2 $ years Own 1 Vacant Unit $456 Not Disclosed Own 1 $850 7 years Rent 3 $459 4 years Own Closure Impact Report for the Magnolia Park 9

11 Monthly Space Space # Type of Unit Bed-rooms Rent Years at Park Occupancy Status DW DW DW DW DW 2 $850 3 years Rent 2 $1,000 1 years Rent 3 $ years Rent 1 $750 9 months Rent 2 $ years Own 2 $ years Own 2 $800 3 years Rent 2 $ years Own 2 $1,200 2 years Rent 6.0 Ability to Relocate Two primary concerns for mobilehome relocation are the ability to move mobilehomes (especially the older ones) and whether there are a sufficient number of available mobilehome spaces in the near vicinity in mobilehome parks that would accept the subject mobilehomes. a. Ability to Relocate The resident-owned mobilehomes generally appear to be in fair to good condition. Photographs of each resident-owned mobilehome taken by Paragon are attached to this Report. (See Home Photographs at Attachment G) Paragon also determined the make, model and age of most mobilehomes, as shown by the chart below. Space # Address Manufacturer Trade Name Year Manufactured Size W Route 66 Glendora, CA Hallmark-Southwest Corp Winchester IV W Route 66 Glendora, CA Great Lake W Route 66 Glendora, CA Angel 1959 Closure Impact Report for the Magnolia Park 10

12 Space # Address Manufacturer Trade Name Year Manufactured Size W Route 66 Glendora, CA Commodore Paramount x W Route 66 Glendora, CA Sline x W Route 66 Glendora, CA Goldenwest Goldenwest x W Route 66 Glendora, CA W Route 66 Glendora, CA Skyline Bay Springs X W Route 66 Glendora, CA Sandpointe Sandpointe X W Route 66 Glendora, CA Belvedere Parklane X W Route 66 Glendora, CA Hallmark-Southwest Corp Charlston IV X W Route 66 Glendora, CA Skyline Buddy X W Route 66 Glendora, CA Kaufman/ Broad Biltmore X W Route 66 Glendora, CA Parklane Parklane X W Route 66 Glendora, CA Majestic X W Route 66 Glendora, CA KNSBR X W Route 66 Glendora, CA Viking Edgewood X24 Based on a personal visit to the Park and review of the structural integrity of each home, a professional mobilehome contractor licensed by the State to move mobilehomes assessed the probability of relocating each of the mobilehomes to another park. b. Available Relocation Sites There is no requirement or guideline that mobilehomes be relocated within a certain distance from the Park. However, some of the residents have expressed the desire to remain as close as possible to the Park. Therefore, Paragon conducted a survey of all mobilehome parks located within a 25 mile radius and determined that there are a number of vacant mobilehome park spaces available for rent within that radius. A listing of all parks surveyed is attached to this Report. Closure Impact Report for the Magnolia Park 11

13 A summary of those parks with available vacant spaces is contained in the chart below. The parks identified below have amenities comparable or better than those existing in the Park. Park Ages Vacant Spaces Space Rent Distance From Park Comments Shady Lane Mobile Lodge 4138 E Mission Blvd. Montclair, CA (909) Upland View Terrace 1515 West Arrow Highway Upland CA (909) Cooks Trailer Park Garvey Ave Baldwin Park, CA (866) Fernwood Mobile Home Park 1512 E 5th St Ontario, CA (909) Tropics Trailer Park 428 E. Route 66 Glendora, CA (626) Hacienda Mobile Home Park 208 N. Barranca Glendora, CA (626) Foothill Vista Mobile Home Park 840 East Foothill Blvd Azusa, CA (626) Charter Oak Mobile Estates 801 West Covina Blvd. San Dimas, CA (909) Orange Grove Park E. Cypress Covina, CA (626) All Ages 3 $ All Ages 1 $ All Ages 4 $ All Ages 20 $ All Ages 1 $ $ $ $725 5 All Ages 2 $ Units must be 30 FT long or shorter. No age requirement. Acceptance is at the Park's discretion. Mobile Home must be 10 or newer and in good condition. Mobile Home Single Wide or Trailer spaces available. No age requirements. Unit acceptance is at the Park's discretion. Mobile Home must be 10 years or newer or in excellent condition. Vacant spaces will be available by end of October (1) and end of November. Age of mobile home is not an issue as long as it's in decent condition. Mobile homes only. No age requirement. Acceptance is at the Park's discretion. Only DW homes are accepted. No age requirement. Approval of the mobile home is at the Park's discretion. Park will consider mobile homes older than 5 years if they are in good condition. No age requirement. Mobile home acceptance is at the Park's discretion. Laundry room and pool available. Closure Impact Report for the Magnolia Park 12

14 Park Ages Vacant Spaces Space Rent Distance From Park Comments Pomona Islander 3667 W. Valley Blvd. 10 Pomona, CA (909) Rancho Monte Vista Monte Vista Ave 11 Chino Hills, CA (909) Royal Palms Mobile Home Park Arrow Highway 12 Covina, CA (626) Rancho Glendora 1630 S. Barranca 13 Glendora, CA (626) Cienega Valley Mobile Estates 1245 West Cienega Ave 14 San Dimas, CA (909) Mobil Aire Estates Mobile Home Park 716 N. Grand Ave. 15 Covina, CA (626) Samoa Village MHP 2300 S Sultan Ave 16 Ontario, CA (909) Sylvan Villa MHP 830 S. Azusa Ave 17 Azusa, CA (626) Mountain View Estates 2131 W. San Bernardino Rd. 18 West Covina, CA ( All Ages 4 $ All Ages 17 $ All Ages 8 $ All Ages 1 $ $ All Ages 1 $1, All Ages 1 All Ages 3 All Ages 2 $ $825- $1,000 $835- $ Mobile Homes must be in good condition. No age restrictions. $3,000 move-in incentive. No age requirement. Mobile Home acceptance is at the Park's discretion. Mobile homes 10 years or newer are preferred. Exceptions can be made if the mobile home is in good condition. Mobile homes accepted based on park approval. The park also requires an home inspection before a Mobile Home is moved in. Mobile home acceptance is at the Park's discretion. No age requirement. Mobile Home Acceptance is at the Park's discretion. Call Elizabeth Moreno at (909) for mobile home space inquiry. Mobile home acceptance is at the Park's discretion. Mobile homes newer than 10 years old are preferred. Exceptions can be made if the coach is in good condition. Closure Impact Report for the Magnolia Park 13

15 6.1 Summary of Relocation Options According to Paragon s research, 77 spaces were available for rent within 25 miles from the Park. Several of the Parks offer mobilehome spaces at monthly rates similar to those of the Magnolia Park. Eight parks with available spaces for the camping trailers were also identified. The parks offered a combined total of 29 spaces with options for long term and short term leasing. The space rents range from $350 to $799 per month. (See Parks with Camping Vehicle Spaces Attachment H) Several of the parks included in our research offered mobilehomes for sale. Purchase of one of those homes using available mitigation payments might be another relocation option. For a detailed list of these parks, please refer to Attachment I. Beyond those properties listed for sale, potential opportunities for conventional replacement rental housing were also identified. (See Available Conventional Housing Attachment J) After completing the replacement housing analysis, Paragon concluded that there are sufficient relocation alternatives available for residents to choose from when taking into consideration the mitigation options that will be offered by GR Reasonable Relocation Costs The term reasonable costs of relocation is not defined in Government Code Section However municipalities generally interpret the term to mean the costs of moving the mobilehome to a different park. That is the interpretation that at least one court has given after exhaustive review of the legislative history of that section. To be classified as a mobilehome, the unit must be at least 40 feet long and 8 feet wide. (See Health & Safety Code, 18010) s require permits to be moved on streets and highways. In addition, permits are required for mobilehome installation in parks, and the installation must be inspected for compliance with state requirements. Consequently, mobilehomes are almost always moved by licensed transporters with set up and installation usually performed by licensed contractors rather than by individual owners. s are typically moved once in their lifetime, from the factory to the housing site. Once delivered to the site, the home may be accessorized with various appurtenances such as carport awnings, steps, porches, patio awnings, skirting, and storage sheds. After the accessories are installed, the lot may be required to be landscaped in a manner that is consistent with the park rules and regulations. As can be evidenced by a review of the photos of the affected homes in Attachment G, many of the resident-owned mobilehomes have had accessories and other modifications made to them over the years. Closure Impact Report for the Magnolia Park 14

16 Given the above, there are only a small number of licensed contractors that relocate older mobilehomes like those found at the Park. Three contractors provided estimates for the average cost of disassembly, removal, transportation and reassembly of the mobilehomes at the Park. (See Relocation Estimates at Attachment K) The table below summarizes the relocation costs of the three bids received. The bids were limited in scope to the costs for dismantling and relocation of a generic double wide and single wide. Detailed interior and exterior inspections would need to occur prior to the finalization of the price to relocate each particular home. Vendor Single Wide Double Wide JR Construction $11,150 $14,200 Pacific MH Construction Inc. $11,250 $14,600 Merit Moving Systems $12,100 $14,100 These proposals include the installation of new vinyl skirting once the home is relocated, which represents an improvement to the mobilehome. It is generally impossible to move a storage shed without causing significant damage to it. A replacement shed allowance of $500 will be added, which should be sufficient to acquire and assemble a shed of up to 8 x 10. The table below represents the reasonable relocation costs including the allowances made for storage shed and landscaping replacement. Item Single Wide Double Wide Average Teardown & Reset $11,500 $14,300 Storage Shed $500 $500 Landscape Allowance $500 $500 In addition to reasonable cost of moving the mobilehome, there are other costs associated with mobilehome relocation, including lodging, meals and incidental expenses while the resident is displaced from the their home and the costs of moving furniture and personal property. With respect to lodging and meals, the Internal Revenue Service ( IRS ) publishes a guide book entitled Per Diem Rates, Publication 1542, which provides guidance for per diem reimbursements. The guide provide for a maximum lodging rate of $ 125 per night in the Los Angeles county area. (See Publication 1542 at Attachment L) Several local motels were found to have rates within an $ 88 per night rate. (See List of Motels at Attachment M) The same IRS guide provides a maximum per diem for meals of $ 71 per person. This $ 71 per diem would apply to each member of the household. Therefore, based upon the foregoing per diem rates, an average household of four persons would have a per diem of $ 284 for meals. Closure Impact Report for the Magnolia Park 15

17 The moving costs for personal property and furniture in a single wide mobilehome is based on two moving company estimates from $ to $ for a double wide mobilehome. (See Moving Estimates at Attachment N) Based on the foregoing, the component of reasonable relocation cost not associated with moving the mobilehomes is listed in the chart below. Reasonable Relocation Costs Personal Costs 1-Bedroom 2-Bedroom DW 2-Bedroom DW 3-Bedroom Lodging (5 days) $ 625 $ 625 $ 625 $ 625 Meals (5 days) $ 355 $ 355 $ 355 $ 355 Moving Cost $ 680 $ 750 $ 865 $ 965 Estimated Total $1,660 $1,730 $1,845 $1, Mitigation Measures GR66 is concerned with the impacts of Park closure on the individual residents and the difficult life decisions that the residents must make. GR66 therefore proposes mitigation measures that will assist residents in all aspects of that process and that will provide different options for different situations. The mitigation measures will ensure that eligible residents (see Section 4) obtain the maximum relocation benefits allowed by law. In addition, GR66 will voluntarily provide mitigation for other Park occupants to assist in their transition to new living situations. The Relocation Plan component of the mitigation measures provides options to eligible residents who choose not to relocate their mobilehomes to a new park. Those residents may choose to use their relocation benefits under the Relocation Plan to purchase or rent a mobilehome in another park, rent an apartment or condominium, or move to a senior facility. Those circumstances were taken into consideration in developing the Relocation Plan. Regardless of which Relocation Plan option the resident chooses, GR66 will provide available resources and help them make informed choices related to their housing options. For example, GR66 will assist in finding third parties who are interested in purchasing homes and moving them out of the Park. GR66 may also assist as an intermediary with lienholders of resident homes if necessary. Paragon will assist in scheduling the various events that will face the residents. GR66 is willing to enter into written Voluntary Relocation Agreements with each eligible resident that sets for the terms and conditions for relocation pursuant to the Relocation Plan. Closure Impact Report for the Magnolia Park 16

18 In addition to the Relocation Plan component of the mitigation measures, GR66 has retained Paragon to provide relocation advisory assistance. Advisory assistance includes, but is not limited to, providing referrals to possible replacement sites, assistance with filing payment claims, and answering questions regarding the Park s closure. Providing accurate ongoing information can significantly mitigate the impact to the Park s residents and assure a smooth project transition. In order to provide for uniform, fair, and equitable treatment of owners of mobilehomes, four Relocation Plan Options will be made available to eligible residents. These Plan Options will mitigate the relocation impact on residents. A detailed explanation of these options is contained in Section 10 of this report. As part of Paragon s relocation advisory assistance and planning, Paragon will consult with eligible residents who have special needs to develop reasonable arrangements to assist with those needs. GR66 will evaluate whether to provide assistance to such residents in addition to the Relocation Plan options on an individual basis. 9.0 Relocation Plan Participation Requirements In order for residents to be eligible to participate in the Relocation Plan benefits, they must: a) At all times be in compliance with all local, State, and federal laws and regulations; and, b) Be a registered or legal owner of a mobilehome which lawfully occupies a space in the Park on the Effective Date; and, c) Be using that same mobilehome as the person's only residence on the Effective Date and continue to occupy that same mobilehome until the Eligible Resident vacates the Park with the mobilehome and, d) At all times until the person and the mobilehome vacates the Park, not be in default of his or her rental agreement with the Park; and, e) Voluntarily vacate the Park with the mobilehome and any other personal property, by not later than the Closure Date; and, f) Execute all documents reasonably required by the Park and GR66 to confirm Eligible Resident s acceptance of relocation assistance; and, g) Cooperate with the Park in the implementation of this Impact Report including the timely provision of documents and other information reasonably required by GR66; and, h) Meet any additional eligibility requirements for any Relocation Option under which such person receives relocation assistance from GR66. If more than one person living in the same mobilehome meets the eligibility requirements above, all of the residents of that mobilehome, shall collectively be considered a single eligible resident under this Impact Report. Closure Impact Report for the Magnolia Park 17

19 An eligible resident does not include (a) any current or former employee, or their households, of Park; (b) any person or persons or their households, who rent Park Owned Homes; (c) non-resident owners of mobilehomes in the Park; and (d) any person who does not accept the benefits offered in the Relocation Plan and does not vacate by the Closure Date. Any rights to participate in and accept one of the Relocation Plan Options are personal and not assignable. For example, a person who purchases a mobilehome in the Park after the Effective Date is not eligible to be a resident and will not receive any relocation assistance whatsoever. Eligible residents may not be in default of their rental agreement and all monies owed to Park by the resident must have been paid Relocation Plan The GR66 will provide the following relocation benefit options to eligible residents: a. Option One--Relocation to Another Park Eligible residents who choose to move their home to another mobilehome park will receive compensation for their actual cost of relocation applicable to their particular situation. Payment for such compensation shall be determined by the lesser of two moving bids submitted by qualified professional movers. If expenditures must be made prior to the removal of the mobilehome, GR66 will advance such payments that can be documented by the eligible resident upon receiving a signed Release Statement. b. Option Two Sale of in Place to Third Party Who Removes the Home from the Park Eligible residents who determine that they do not want to or cannot move their home to another mobilehome park and who negotiate the sale of their home to a third party purchaser who agrees to remove the home from the Park prior to the Closure Date, will receive compensation for the reasonable cost of relocation applicable to their particular situation set forth in Section 7 above. Payment of such compensation shall be made at the time that the third party purchaser removes the mobilehome from the Park and the eligible resident signs a Release Statement. If expenditures must be made prior to the removal, GR66 will advance such payments that can be documented by the eligible resident. c. Option Three Sale of to GR66 for NADA Value Eligible residents who determine that they do not want to or cannot move their home to another mobilehome park and who sell their home to the GR66 will have the option of receiving the NADA appraised value for their home (See NADA Appraised Value Chart at Attachment O). The NADA appraisals were based on home information contained in title documents (See Title Documents at Attachment P) and were derived using the methodology contained in the NADA Manufactured Housing Appraisal Guide, which is found on-line. Payment of such compensation shall be made at the time that the eligible residents vacate Closure Impact Report for the Magnolia Park 18

20 their mobilehome, remove their personal property from the Park, grant title of their mobilehome to GR66, and sign a Release Statement. If expenditures must be made to secure a replacement dwelling and move personal property, GR66 will advance such payments upon receiving a signed Release Statement. d. Option Four Sale of to GR66 for Reasonable Relocation Cost Eligible residents who determine that they do not want to or cannot move their home to another mobilehome park and do not want to sell their home in a negotiated sale to a third party or to GR66 for the NADA appraised value, will have the option of selling their mobilehome to GR66 for 90% of the reasonable cost of relocation applicable to their particular situation set forth in Section 7 above. Payment of the 90% reasonable relocation cost shall be made at the time the eligible residents vacate their mobilehome, remove their personal property from the Park, grant title of their mobilehome to GR66, and sign a Release Statement. If expenditures must be made to secure a replacement dwelling and move personal property, GR66 will advance such payments upon receiving a signed Release Statement. e. Additional Incentives Each eligible resident will be entitled to receive $75.00 per year for each year the eligible resident has lived in the Park, with partial years pro-rated by the number of months. Additionally, eligible residents who vacate their mobilehome prior to the Closure Date will receive a reimbursement in the amount equal to three (3) month s rent Assistance to Other Occupants Non-Eligible Residents Mitigation measures under State law are limited to eligible residents. However, GR66 is willing to provide some monetary assistance to other occupants of the Park as of the Effective Date, provided that they vacate their spaces within three (3) months after the Effective Date. That monetary assistance is the amount of $1,200 per rental unit, assuming that rent is fully paid up until the date the tenant vacates the premises. GR66 is also willing to provide relocation advisory assistance and referrals to available replacement housing. Compensation will be made at the time that the occupant vacates the Park and signs a Certificate of Abandonment, but up to half of that amount may be advanced to the new landlord upon satisfactory demonstration of approval of tenancy by that landlord. Closure Impact Report for the Magnolia Park 19