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Mobile Home Parks Council Policy Regarding Change of Use by Private Development

Mobile Home Parks Council Policy Regarding Change of Use by Private Development Council Briefing - November 9, 2010 Andrew Friedman Dept. of Housing and Neighborhood Preservation Based on work of the Economic Vitality Strategic Issue Team

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Mobile Home Parks Council Policy Regarding Change of Use by Private Development

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  1. Mobile Home Parks Council Policy Regarding Change of Use by Private Development Council Briefing - November 9, 2010 Andrew Friedman Dept. of Housing and Neighborhood Preservation Based on work of the Economic Vitality Strategic Issue Team Key Assistance from Cynthia Whitbred-Spanoulis

  2. Presentation Outline • Information about mobile homes and mobile home parks • Issues to consider • Proposed Policy to address the issues • Council Discussion and Direction

  3. Basics • 1,400 (approximately) households reside in mobile homes located in 10 MH parks in VB • 5 of these are in Strategic Growth Areas, where plans call for an eventual change of use • Residents of these parks rent the mobile home sites; when the land use is changed, they must relocate

  4. Location of Mobile Home Parks in Virginia Beach

  5. MH Parks in Strategic Growth Areas

  6. MH Parks Outside Strategic Growth Areas

  7. Colonial Run/Burton Station SGA

  8. Colonial Run Mobile Home Park

  9. Pembroke SGA

  10. Bonney View and Countyview MH Parks I-264

  11. Countyview MH Park Euclid Rd.

  12. Resort Area SGA

  13. Colony MH Park – 17th St. Norfolk Ave. South

  14. Estimated Per Capita IncomeBased on .3 mile radius

  15. Change of Use Issues Some mobile homes cannot be moved: • Many existing homes are not in condition to be moved • Others do not meet current standards to be placed in existing parks • Owners lose their entire investment in the mobile home if it cannot be moved.

  16. Change of Use Issues If moving is possible: • The cost of relocating a mobile home may exceed $5,000 – a sum many households may not have • No new mobile home parks are being created in VB • At least three have been eliminated in the last decade • Therefore, relocation may require moving out of Virginia Beach and away from friends, schools and jobs.

  17. Mobile Homes vs. Apartments • Mobile home monthly lot rent costs are generally under $500. • Two-bedroom fair market rent is $965 in Virginia Beach • Apartments often have no outside storage, no-pet policies, totally different living environment • Apartments often require move-in deposit equal to three months rent, or $2,700.

  18. Summary • Some can’t move and will face loss of investment, moving into an apartment and having to pay rent differential, plus the cost of the security deposit • Some can move and may face $5,000 moving costs • Some won’t be able to move or to afford or obtain an apartment and may become homeless

  19. Policy Considerations • Acknowledge potential hardships • Provide a framework to discuss them with owners/developers • Do not establish requirements that would infringe on property rights • Be prepared and organized

  20. Proposed Policy Owners/developers planning a change of use should: • Provide time to people to accumulate funds, develop options, adjust (Virginia Code section 55-248.46. re: termination of tenancy requires 180 day notice if the termination is by reason of change of use) • Provide ongoing information and liaison about what is occurring and avoid rumors, panic, etc. • Consider ways to reduce financial hardship through rent forgiveness, incentives for moving, grants. • Overall – reduce the hardship, address issues in an organized manner

  21. Advantages of a Policy • A policy asks owners to present to Council their plans for addressing these issues • Adoption of policy provides a framework for Council to discuss issues with developer and to respond to affected residents • Without a policy there will be demands and responses and no framework to consider them

  22. Other Places • Several states and some cities have or had laws and/or trust funds in place that require relocation payments • Maryland adopted such legislation in June, 2010 • Chesapeake is developing a proposed policy for Council consideration that is similar to this proposed policy. • Proposed redevelopment of Providence MH park brought these issues to the forefront there. • A similar policy among both cities would avoid creating development advantages…….

  23. Next Steps • Your discussion • Your direction to the City Manager • Policy can be ready for vote on December 7 • Thank you!

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