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Mobile Home Parks Council Policy Regarding Change of Use by Private DevelopmentCouncil Briefing - November 9, 2010
Andrew FriedmanDept. of Housing and Neighborhood PreservationBased on work of the Economic Vitality Strategic
Issue TeamKey Assistance from Cynthia Whitbred-Spanoulis
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Presentation Outline
• Information about mobile homes and mobile home parks
• Issues to consider• Proposed Policy to address the issues• Council Discussion and Direction
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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
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Location of Mobile Home Parks in Virginia Beach
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MH Parks in Strategic Growth AreasName Zoning
CategoryLocation Acres Est. # of
HomesIn High Noise Zone?
In Accident Potential
Zone?
In StrategicGrowthArea?
Aragona Court
B-3 4873 Cleveland
St.
0.77 9 No No Pembroke
Bonney View
A-12 5000 Bonney Rd.
4.21 28 No No Pembroke
Colonial Run
A-12 1241 Baker Rd
16.59 138 No No BurtonStation
Colony A-12 913 VBBlvd
33.41 266 Yes – mostly 70db+,
some 75+
No Resort Area
Countyview A-12 Euclid @ Southern
Blvd.
59.74 473 No No Pembroke
TOTAL 104.37 914
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MH Parks Outside Strategic Growth AreasName Zoning
CategoryLocation Acres Est. # of
HomesIn High Noise Zone?
In Accident Potential
Zone?
In StrategicGrowthArea?
Derby Run A-12 1231 Run 44.93 279 Yes – all 75db+
Yes-small portion in
APZ-1
No
Murphy’s B-2 913 VB Blvd
11.33 99 Yes – all 75db+
Yes - All either APZ-
1 or 2
No
Oconee A-12 340 Tomahawk
Trail
7.75 67 Yes – all 75db+
No No
Providence(a)
A-12 1100 S. Mlitary Hwy
.25(b) 10 No No No
TOTAL 64.51 455
(a) Providence MH park is almost entirely in Chesapeake
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Colonial Run/Burton Station SGA
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Colonial Run Mobile Home Park
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Pembroke SGA
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Bonney View and Countyview MH Parks
I-264
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Countyview MH Park
Euclid Rd.
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Resort Area SGA
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Colony MH Park – 17th St.
South
Norfolk Ave.
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Estimated Per Capita IncomeBased on .3 mile radius
Colony Countyview Bonney View
Colonial Run
Virginia Beach
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
Income
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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.
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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.
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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.
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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
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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
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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
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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
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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…….
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Next Steps
• Your discussion• Your direction to the City Manager• Policy can be ready for vote on December 7
• Thank you!