mountain view mobile home park (mvmhp) rules and … · such home is situated pursuant to a rental...

MOUNTAIN VIEW MOBILE HOME PARK (MVMHP)

RULES AND REGULATIONS

IF THIS DOCUMENT CONTAINS ANY RESTRICTION BASED ON RACE, COLOR, RELIGION, SEX, CREED, SEXUAL ORIENTATION, SOURCE OF INCOME, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, NATIONAL ORIGIN, ANCESTRY, OR COMPILATION OF ANY PHYSICAL OR MENTAL DISABILITY, THAT RESTRICTION VIOLATES STATE AND FEDERAL FAIR HOUSING LAWS AND IS VOID, AND MAY BE REMOVED PURSUANT TO SECTION 12956.1 OF THE GOVERNMENT CODE. LAWFUL RESTRICTIONS UNDER STATE AND FEDERAL LAW ON AGE OF OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STATUS

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TABLE OF CONTENTS


Description Page CONTENTS

1. INTRODUCTION ................................................................................................................................ 2

2. RULES AND REGULATIONS INCORPORATED INTO OCCUPANCY AGREEMENT .............. 2

3. COMMUNITY STATUS ..................................................................................................................... 2

4. DEFINITIONS ...................................................................................................................................... 3

5. COMPLIANCE WITH LAW AND RULES AND REGULATIONS ................................................. 6

6. PARK PERSONNEL ............................................................................................................................ 8

7. OCCUPANCY ...................................................................................................................................... 8

A. Number of Occupants ....................................................................................................................... 8

B. Registration of Oversized Households .............................................................................................. 8

C. Restriction on Use of Homes ............................................................................................................ 9

D. Certification ...................................................................................................................................... 9

8. GUESTS ............................................................................................................................................... 9

9. The "STANDARDS FOR NEW OR REPLACEMENT MOBILE HOMES".................................... 10

10. "INSTALLATION, REPAIR, OR REPLACEMENT, OR INSTALLATION OF NEW ACCESSORY STRUCTURE OR LANDSCAPING" ..................................................................... 10

11. MAINTENANCE OF HOME SITE AND HOME ......................................................................... 11

12. GENERAL MAINTENANCE OF HOME AND HOME SITE ..................................................... 13

13. ADVERTISEMENTS ..................................................................................................................... 16

14. ENTRY UPON RESIDENT'S OR TENANT'S HOME SITE ........................................................ 16

15. SWIMMING POOL RULES .......................................................................................................... 17

16. RESTROOM AND SHOWER FACILITIES ................................................................................. 18

17. LAUNDRYFACILITIES .............................................................................................................. 18

18. PARKING ....................................................................................................................................... 18

19. MOTOR VEHICLES AND BICYCLES ........................................................................................ 20

20. CONDUCT ..................................................................................................................................... 21

21. PETS ............................................................................................................................................... 22

22. RENTING, SUBLETTING, OR ASSIGNMENT .......................................................................... 23

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23. FIXTURES ..................................................................................................................................... 23

24. SOLICITATION ............................................................................................................................. 23

25. PARK OFFICE AND COMPLAINTS ........................................................................................... 23

26. The "GRIEVANCE AND APPEAL POLICIES AND PROCEDURES" ...................................... 24

27. The "MOUNTAIN VIEW RESALE POLICY" ............................................................................. 24

28. REVISIONS OF RULES AND SEVERABILITY ......................................................................... 24

29. PARAGRAPH HEADINGS ........................................................................................................... 24

EXHIBITS

EXHIBIT “A” PERMITTED HEALTH CARE RESIDENT

EXHIBIT “B” PET RULES AND AGREEMENT

EXHIBIT “C” STANDARDS FOR NEW OR REPLACEMENT MOBILE HOMES

EXHIBIT “D” INSTALLATION, REPAIR, OR REPLACEMENT, OR

INSTALLATION OF NEW ACCESSORY STRUCTURE OR

LANDSCAPING

EXHIBIT “E” GRIEVANCE POLICIES AND PROCEDURES

EXHIBIT “F” MOUNTAIN VIEW RESALE POLICY

MOUNTAIN VIEW MOBILE HOME PARK 1930 Stewart Street, Santa Monica, CA 90404

(310) 828-4078


WE CONDUCT BUSINESS IN ACCORDANCE WITH FEDERAL FAIR HOUSING LAW WHICH PROHIBITS HOUSING DISCRIMINATION BASED ON RACE, COLOR, NATIONAL ORIGIN, RELIGION, SEX, FAMILIAL STATUS, OR DISABILITY.

THE BELOW LISTED RULES AND REGULATIONS APPLY TO ALL TENANTS (AS THE TERM IS USED IN THE CALIFORNIA MOBILE HOME RESIDENCY LAW), ANY GUESTS AND ALL LAWFUL RESIDENTS OF THE MOUNTAIN VIEW MOBILE HOME PARK (HEREINAFTER REFERRED TO AS “PARK”).

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1. INTRODUCTION Our Rules and Regulations have been developed as a basis for the fair and consistent operations of the and good relations within Mountain View Mobile Home Park and the good relations with its residents.

All capitalized terms appearing in capital in these Rules and Regulations are defined in Section 4 below.

2. RULES AND REGULATIONS INCORPORATED INTO OCCUPANCY AGREEMENT

The following Rules and Regulations are a part of your Rental Agreement and/or Occupancy Agreement executed by you and the Owners of the Park and/or Management. A violation of these Rules and Regulations is also a violation of your Rental Agreement and/or Occupancy Agreement. Please read the Rules and Regulations carefully and keep them on file, as they constitute a binding agreement between you and the Owners of the Park and/or Management. The Owners of the Park and/or Management will interpret and enforce these Rules and Regulations in accordance with the applicable statutes, ordinances, and regulations.

3. COMMUNITY STATUS

The Park is an all-age community, with no minimum age requirements for Residents or Tenants. The Park is an affordable-housing community in which TORCA Housing Trust Funds and Redevelopment Housing Trust Funds have had been and will continue toin the future be invested. As a requirement for accepting Because of the source of public funds for the Park and its improvements, the Park hasre exists an income and household size limitation requirement for Residents and Tenants of the Park. The income requirement is revised on an annual basis. The Chart provided below is effective for the calendar year 201506, only.

FY 2015 Income Limits Summary – Los Angeles County – Low 80% Median Income: $63,000

Persons in Family 1 2 3 4 5 6 7 8 46,500 53,150 59,800 66,400 71,750 77,050 82,350 87,650

Source: US Department of Housing and Urban Development (HUD), effective March 6, 2015

The foregoing income limitation requirements shall apply to all Residents and Tenants except for those Residents and Tenants who were in good standing and listed on the Rent Roll on or before

Page 2 of 23 Resident Initials _____

Resident Initials _____

October 31, 2002, and members of such households, as long as Residents and/or Tenants continue to reside in the same Home Site, unless the Exempt Household is required to relocate within the Park to a different Home Site by the City. The maximum income levels are adjusted annually by the U.S. Department of Housing and Urban Development ("Adjusted Maximum Income Levels"). Any reference in these Rules and Regulations to income levels shall mean the Adjusted Maximum Income Level and all requirements related to income shall be based upon the Adjusted Maximum Income Levels.

4. DEFINITIONS

The definitions set forth below shall apply unless the content in which the defined term is used indicates that a different meaning is intended:

A. "City" shall mean the City of Santa Monica

B. "Consent" or "Approval" shall mean Management's written consent. Consent of or

Approval by Management or other similar terms as used in these Rules and Regulations, or in other documents referred to in these Rules and Regulations, means the Park Management must issue prior written approval to a Resident or Tenant before such person commences any action requiring such Consent or Approval. If Management's Consent or approval is required, you shall submit a written request to Management which describes the action you propose to take and request Consent or Approval prior to taking any such action.

C. "Exempt Households" shall mean those Residents, Tenants, and the members of such

households, who were on the Rent Roll as of December 22, 2000 (the date the City purchased the Park) and executed an estoppel document or who did not execute an estoppel document and exceeded the Limitation on Number of Occupants between December 22, 2000 and August 11, 2003. The foregoing exemption is applicable to the Exempt Household as long as the occupants continue to reside on the same Home Site, unless the Exempt Household is required by the City to relocate within the Park to a different Home Site. Nothing herein shall be construed to mean that an Exempt Household may increase the number of persons residing in the Exempt Household over and above the specific persons residing in the Exempt Household on the above referenced dates. If a person moves out of the Exempt Household and the Exempt Household is over or at its occupancy limit, then another person cannot move into the Exempt Household to replace the person who moved out.

D. "Grace Period" shall mean that amount of time that a Guest may reside in the Park with a

Resident or Tenant, as set forth in Section 8(A) below. E. "Guest," as such term pertains to Residents, shall mean and include all agents, employees,

persons sharing the Home Site pursuant to California Civil Code Section 798.34(b ), (c), or (d), or other invitees, permitees, licensees, or other persons in the Park or on the Home Site



at the invitation, request, or tolerance of a Resident. Guests do not have the right to occupy a Resident's Home as a member of Resident's immediate family, as defined in California Civil Code Section 798.35.

F. "Guest," as such term pertains to Tenant, includes all of a Tenant's agents, employees, and

invitees, subject to the further limitations set forth in Section 8 below.

G. "Home" shall mean a mobile home, manufactured home, trailer, or Recreational Vehicle, as defined in this Section 4 and in the California Health and Safety Code.

H. "Home-Based Business" shall mean any business operated solely from the Home without

regard to whether a business license is required. A Home-Based Business shall be allowed to operate in the Park only so long as the following criteria are met: 1) the Home continues to be used primarily for residential purposes; 2) the business does not involve any advertisement which includes the address of the Manufactured Home or the Park; 3) does not involve any employees, clients, customers, vendors, contractors, subcontractors, business associates, other similarly situated visiting the Home; 4) does not involve deliveries or pick-ups of mail or packages which in Park Management's determination are in excess of a level average for residential occupancy; 5) does not involve manufacturing of any kind in the Home or the Park; and 6) the business is not illegal, does not violate any local ordinances, and complies with all applicable business license requirements.

I. "Homeowner" shall mean an owner of a Home who rents a Home Site in the Park on which

such Home is situated pursuant to a Rental Agreement and/or Occupancy Agreement.

J. "Home Site," as such term pertains to Residents, shall mean the real property rented to a Resident for the placement of a Home owned by such Resident pursuant to an Occupancy Agreement. "Home Site," as such term pertains to Tenants, shall mean the real property and the Home, both of which are rented to Tenant pursuant to a Rental Agreement and/or Occupancy Agreement. The real property shall be defined at a minimum to be in conformance with all requirements of Article 10 CCR Title 25, unless different requirements are set forth in the Ru1es and Regulations, Architectural Rules, or Rental Agreement and/or Occupancy Agreement, all as amended from time to time; in which case, the Park documents shall control. Regarding maintenance of your Home Sites, you shall be responsible for the area defined by this Subsection 4J.

K. "Limitation on Number of Occupants" shall mean that limitation set forth in Section 7

below.

L. "Management" shall mean the person or entity which manages the Park on behalf of the Owner.



M. "Mobile Home" shall mean a structure that meets the requirements of California Health and Safety Code Section 18007. "Mobile Home" does not include a commercial coach, as defined in California Health and Safety Code Section 18001.8, factory-built housing, as defined in California Health and Safety Code Section 19971, or a recreational vehicle, as defined in California Health and Safety Code Section 18010.

N. "Occupancy Agreement" (may also be referred to as a "Rental Agreement" or similar

agreement) shall mean that agreement, whether a formal written agreement, memorandum/memoranda of occupancy, or oral agreement under which you occupy your Home Site. If you are a Resident and are without a written Occupancy Agreement or other memorandum, then the term "Occupancy Agreement" shall refer to the tenancy as established pursuant to California Civil Code Section 798 et seq.

O. "Owner" shall mean the Owner of the Park, including the Owner's representatives, agents,

officers, and employees.

P. "Park" shall mean Mountain View Mobile Home Park.

Q. "Park Facilities" shall mean those common use amenities and facilities located within the Park that are generally available to all Residents and Tenants, subject to posted rules, the terms of these Ru1es and Regulations, and the terms of your Occupancy Agreement.

R. "Permitted Health Care Resident" shall have the meaning set forth in Exhibit "A", attached

hereto.

S. "Pet Agreement" shall mean that agreement provided by Management which is more fully described in Section 21 C.

T. "Pet Rules" shall mean those ru1es regarding keeping pets in the Park. The Pet Rules are

attached hereto as Exhibit "B", and incorporated herein by reference.

U. "Private Residential Purposes" shall mean that Residents and Tenants must physically occupy the Home and/or Home Site, as applicable. Specifically excluded from this definition is the right to use the Home and/or Home Site, as applicable, primarily for storage of property. This prohibition applies to any commercial or business activity, including, but not limited to: (i) any activity, other than a Home-Based Business, requiring the issuance of a business license or permit by any governmental agency; or (ii) the leasing, subleasing, sale, or exchange of a Home.

V. "Recreational Vehicle" shall have the same meaning as that set forth in California Health and Safety Code Section 18009.3.



W. "Rent Roll" shall mean the list of Residents and Tenants who resided in the Park and were in good standing as of a specific date.

X. "Resident" shall mean a Homeowner or other person who lawfully occupies a Home with

a Homeowner. A prospective homeowner, purchaser, or those persons listed on the last page of the Occupancy Agreement as Lessee, but who have not been approved for occupancy by Management and have not closed escrow on the Home situated on its respective Home Site, shall not be deemed a Resident. Residents' rights are governed by the Mobile Home Residency Law set forth in California Civil Code Section 798 et seq. and other applicable statutes, regulations, and ordinances.

Y. "Resident Manager" shall mean that person(s) who is an employee of the Management and

who is vested with all the legal rights and authority to enforce the Ru1es and Regulations, the Architectural Ru1es, and the Occupancy Agreement on behalf of the Owner.

Z. "Residential Uses" shall mean the following: Homes and Home Sites shall be used only for

Private, Primary, Permanent Residential Purposes, and no business or commercial activity of any nature shall be conducted thereon; provided, however, that Residents and Tenants may conduct Home-Based Businesses in accordance with these Rules and Regulations and applicable law.

AA. "Swimming Pool Release Agreement" shall mean that agreement (described in Section

15(C) below) which is provided by Management and executed by all Residents and Tenants prior to use of the swimming pool.

BB. ”Tenant'' shall mean a person or persons who lawfully rent(s) or lease(s) both a Home and

Home Site from the Owner. A Tenant(s)' legal rights are governed by California Civil Code Sections 1940 et seq. and other applicable statutes, regulations, and ordinances. Tenant(s) have no legal rights under the Mobile Home Residency Law set forth in California Civil Code Section 798 et seq.

CC. "Title 25" shall mean Article 10 of the California Code of Regulations (C.C.R.), Title 25.

5. COMPLIANCE WITH LAW AND RULES AND REGULATIONS

A. You, as a Resident or Tenant have the right to use your respective Home Site and Park

Facilities only if you comply with these Rules and Regulations, the Architectural Rules, and the provisions of the Occupancy Agreement. Your Guests have the right to use your respective Home Site and Park Facilities only as permitted under these Rules and Regulations and the Occupancy Agreement.

B. You may occupy only one (1) Home Site and own only one (1) Home within the Park.



C. You, as a Resident or Tenant, agree to abide and conform with all applicable laws and ordinances, all terms and conditions of these Rules and Regulations, the Architectural Rules, all rules, regulations, terms, and provisions contained in the Occupancy Agreement, and such rules, regulations, terms, and provisions as may, from time to time, be amended, modified, or otherwise changed by Owner. You are responsible for assuring that your Guests abide by and conform to all requirements set forth in this Section 5 and all terms and conditions set forth in the Occupancy Agreement. You are solely responsible for the acts and/or conduct of your Guest(s) and any damage caused by your Guest(s) within the Park. A violation of the named documents by a Guest will be deemed a violation by you.

D. Management will attempt to promptly, equally, and impartially obtain the cooperation and

compliance of all Residents, Tenants, and Guests with respect to the Rules and Regulations and other conditions of residency. You, as a Resident or Tenant, recognize that Management's ability to obtain compliance is dependent upon a number of factors, including the cooperation of all Residents, Tenants, and their Guests. You agree, therefore, that the enforcement of the Rules and Regulations and conditions of occupancy are a private matter between Management and each Resident or Tenant individually. You agree that you are not and shall not become a third party beneficiary of any other agreement between the Owner and/or Management and any other Resident or Tenant in the Park.

E. Residents and/or Tenants agree that they will notify Park Management, in writing,

regarding any complaints of violations of these Rules and Regulations. The written complaint must be dated and signed by the complaining party. If such a complaint is not in writing, Management will not take action. Neither the Owner nor Management is liable to any Resident or Tenant for failure to act upon an oral complaint. For violations requiring immediate attention, Resident or Tenant, may call on-site property management.

F. You, as a Resident or Tenant, recognize that Management will not be liable to you for

normal, day-to-day disturbances that may result from the close proximity of other Residents, Tenants, and/or persons within the Park. Management will not be responsible to you for monitoring each routine disturbance, disagreement, or minor problem that may occur between neighbors. If you are unreasonably disturbed or bothered by the activity of another Resident, Tenant, or the Guest of another Resident or Tenant, you should attempt to reasonably resolve any such problem directly with the other Resident or Tenant. If the disturbance is of a criminal nature, then you should immediately contact the appropriate authorities or law enforcement agency and then contact the Park and fill out a complaint form. To request the City of Santa Monica Police non-emergency service, call (310) 458-8491. To report an in-progress, life-threatening emergency, call 9-1-1.

G. Any violation of the Rules and Regulations, the Architectural Rules, or the Occupancy

Agreement shall be deemed a public nuisance. You, as a Resident or Tenant, agree that a breach of any of the Rules and Regulations, the Architectural Rules, or the Occupancy Agreement cannot reasonably or adequately be compensated in damages in an action of



Bedroom Size

Number of Persons

0

1

1

3

2

5

3

7

law and, therefore, Owner shall be entitled to injunctive relief including, but not limited to, restraining you from continuing to breach any such Rules and Regulations, the Architectural Rules, or the Occupancy Agreement, and term or condition specified therein, or to allow a condition, violation of these Rules and Regulations or the Occupancy Agreement, term, or condition to exist or continue to exist. Recurring and/or uncorrected violations of these Rules and Regulations, the Architectural Rules, or the Occupancy Agreement may result in termination of your occupancy in the Park.

6. PARK PERSONNEL

Owner shall be represented by Management, including a Resident Manager and/or on-site manager.

7. OCCUPANCY

A. Number of Occupants. The number of occupants of a Home shall be limited to: one (1)

person for a Home without a bedroom; three (3) persons for a Home with one (1) bedroom; five (5) persons for a Home with two (2) bedrooms; and seven (7) persons for a Home with three (3) bedrooms. A bedroom is defined as a living space which is designed for sleeping and which has closet space, but does not have plumbing. The Limitation on Number of Occupants described above shall apply to all Residents and Tenants who were not otherwise defined as Exempt Households.

Maximum Household Size

Source: City of Santa Monica Housing Authority, Administrative Plan 2015

B. Registration of Oversized Households. Notwithstanding the Limitation on Number of

Occupants listed in this Section 7 and the exception for Exempt Households, all over-sized households must register all occupants with Management; and upon departure of a registered occupant, the household shall not add an additional or replacement person until such time as the household size falls below the Limitation on Number of Occupants.



C. Restriction on Use of Homes. Homes are to be used solely as single-family residences. Your Home must be the permanent and only residence of its occupants. Your Home may not be used as a storage facility for personal property.

D. Certification. You must comply with all requirements to certify that your income falls

within the requirements listed in Section 3 above and that the size of your household falls within the occupancy requirement unless you are an Exempt Household. This requirement is a pre-condition to approval for occupancy in the Park. As part of the approval of the household for occupancy in the Park and for each year thereafter, at the time and on the date selected by Management, in its sole discretion, you must provide all documents requested for an annual recertification of income and household size qualification to occupy a Home and/or Home Site within the Park. Exempt Households must at a minimum provide recertification of household size on a periodic basis, which may be as frequently as annually, to continue to occupy a Home and/or Home Site, unless the Governmental Agencies responsible for managing the Governmental Funding Requirements requests additional information.

E. Criminal Background Check. Every incoming adult household member will be subject to a

criminal background check. Applicants will be screened through the National Sex Offender database and Department of Justice Livescan prior to admission to the Park.

8. GUESTS

A. You must notify Management of any Guests staying overnight in excess of three days. Any

Guest who stays with you, may remain in the Park for a maximum of twenty (20) consecutive days or for a total of thirty (30) days in a calendar year ("Grace Period"). If your Guest remains in the Park for any duration which exceeds the Grace Period, Management shall issue you a Seven (7)-Day Notice to Vacate to you and/or a Five (5)-Day Notice to Vacate to your Guest if your Guest remains in the Park for any duration that which exceeds the Grace Period. Legal action shall be commenced against you and/or your Guest, at the sole discretion of the Owner or Management. If your Guest fails to vacate, as outlined in such Notice to Vacate, you will be assessedshall pay a Two Hundred Dollar ($200.00) fee per month or part thereof for each Guest remaining longer than the Grace Period. Moreover, legal action for the recovery of the leased premises may be commenced against you.

1. Guest Exception for Resident. This Subsection 8(A)l shall apply to Residents only. The charges set forth in Subsection 8(A) above shall not be imposed if the Guest is an immediate family member of a Resident (as set forth in California Civil Code Section 798.35) or if the Guest is sharing Resident's Home pursuant to California Civil Code Section 798.34(b) or (c). This Subsection 8(A)l is not applicable to Tenants. Notwithstanding the foregoing in this Subsection 8(A)l, the occupancy of the Guest shall not cause the household size limitation to be exceeded, as set forth in Section 7 above.



2. Guest Exception for Residents and Tenants - Permitted Health Care Resident Exception. The charges set forth in Subsection 8(A) above shall not be imposed if the Guest is a Permitted Health Care Resident, complies with all of the requirements set forth in Exhibit "A", attached hereto, and such person's occupancy does not cause the household-size limitation to be exceeded, as set forth in Section 7 above.

B. Before any additional person (other than those listed on the last page of your Occupancy

Agreement) may stay longer than the Grace Period and/or is permitted to reside with you, you must insure that such person complies with the following: (1) registers with Management; (2) completes an application for occupancy; (3) is approved for occupancy by Management; (4) signs a copy of the then current Rules and Regulations and executes all other occupancy documents, as required by Management; (5) complies with the income restrictions and household-size limitations set forth in Section 3 above; and ( 6) is approved, in writing, by Management to occupy the Home. Approval may be as an additional Resident or Tenant, or may be granted under one of the exceptions applicable to Residents, in which case the additional occupant does not have rights under California Civil Code Section 798 et seq.

C. You agree to acquaint all Guests with the conditions of occupancy of the Park, including,

but not limited to, the Park's Rules and Regulations. You are personally responsible for all the actions and conduct of your Guests. A violation of any occupancy requirements of rules by a Guest is also a violation by you as such Guest's sponsor. Management may, at its sole discretion, elect to proceed against the Guest only, you only, or both you and the Guest to enforce the occupancy requirements and Rules and Regulations of the Park.

D. Management reserves the right to determine whether the Park Facilities can accommodate

all Residents, Tenants, and their Guests; therefore, Management may refuse any Guest access to said Park Facilities if the Guest's presence would unreasonably detract from the use and enjoyment of Park Facilities by other Residents, Tenants, and Guests who are then using the Park Facilities.

E. A Guest is permitted to use the Park Facilities only while accompanied by a Resident or

Tenant, unless written approval otherwise is granted by Management, in its sole discretion. 9. THE "STANDARDS FOR NEW OR REPLACEMENT MOBILE HOMES" is attached

hereto as Exhibit "C", and incorporated herein by reference, and upon request may also be obtained as a separate document from Management.

10. "INSTALLATION, REPAIR, OR REPLACEMENT, OR INSTALLATION OF

NEW ACCESSORY STRUCTURE OR LANDSCAPING" is attached hereto as Exhibit "D", and incorporated herein by reference, and upon request may also be obtained as a separate document from Management.



11. MAINTENANCE OF HOME SITE AND HOME

A. The Home and Home site shall be maintained, repaired, installed or constructed in conformance with Title 25 and these Rules and Regulations. If there is a conflict between Title 25 and these Rules and Regulations, then the Rules and Regulations shall control.

B. The boundary lines for the Home Sites may or may not include all of the land being used

by a specific Resident or Tenant. Over time, the boundary lines for the Home Sites, based upon usage, have not changed, but the appearance of the boundary between two (2) Home Sites may have changed. Notwithstanding informal agreements of use, the Home and accessory structures and boundaries shall comply with minimum set back requirements of pre-1961 Title 25.

C. The minimum boundaries between Home Sites are: adjacent Homes must be at least six

feet (6') apart with each Home being located at least three feet (3') from the boundary adjacent to another Home and at least three feet (3') from the street. Notwithstanding the foregoing, the informal agreements as to use shall not be a basis for a violation of these Rules and Regulations. However, the Home using the property adjacent to the side of another Home must allow the Resident or Tenant in that Home the right to enter on the informal use agreement area (a minimum of three feet (3') from the exterior wall of the Resident's or Tenant's Home) to access his or her Home. If a new Home is moved onto a Home Site with an informal use agreement between neighbors, the informal use agreement shall terminate as of the date of placement of the new Home.

D. Each Resident and Tenant must maintain his or her Home and Home Site and all

landscaping, structures, improvements, and other objects attached to or placed on the Home or Home Site in good condition and repair in a neat, clean, attractive, and well-kept fashion; provided, however, that a Tenant is not responsible for capital improvements or major repairs to the Home or Home Site, including, without limitation, and by way of example only, a new roof, painting the exterior of a Home, or replacement of windows, if required. If a Resident or Tenant fails to maintain his or her Home or Home Site as required by these Rules and Regulations, Management may serve a notice requiring compliance with the specific terms of such notice within fourteen (14) days of the date of receipt of such notice. If a Resident or Tenant fails to comply with the notice described above, Management may complete any work required to bring the Home and/or Home Site into compliance with these Rules and Regulations and charge the Resident or Tenant for all reasonable fees and costs paid to complete such work or, if necessary, have such work completed by a third party and/or take whatever other legal action that is necessary to obtain compliance. The incurred costs shall be immediately due and payable to Owner by the Resident or Tenant.

E. Landscaping and Drainage:



(1) No large trees or tall plantings are permitted. However, a small tree may be planted on a Resident's or Tenant's Home Site, but only without prior written approval of Management prior to planting. In issuing written approval related to planting small trees, Management retains the option to determine the location of and the type of tree that may be planted. In no event may any tree be planted within six (6) feet of any Home Site boundary or in the vicinity of any underground utility system. For any tree planted pursuant to this Subsection, II (C) shall be the sole responsibility of the Resident or Tenant and their successors in interest shall be solely responsible for any maintenance, trimming, orand any other care required, including restricting to lot lines. and shall be the responsibility of any successor Resident or Tenant. Furthermore, the Resident or Tenant must follow water conservation restrictions outlined in SMMC: 7.16.020.

(2) No plant, tree, or shrub may be planted which has a root structure that may cause any damage, including, but not limited to, cracking or buckling of streets, driveways, adjacent Home Sites, or other Park Facilities or which may interfere with any underground utility system.

(3) To avoid damage to underground utilities, Resident or Tenant must have Management's written consent before digging or drilling rods or stakes into the ground. Resident or Tenant shall bear the cost of repairs to any utilities or Park property damaged by Resident or Tenant as a result of violation of this Rule, or as a result of any other activity on the Home Site by the Resident or Tenant that results in damage to underground utilities.

(4) The existing drainage pattern and grading of the Home Site may not be changed without Management's written consent. Any Resident or Tenant who creates a drainage problem will be required to correct improper drainage at Resident's or Tenant's expense, including, but not limited to, re-leveling or otherwise adjusting Resident's or Tenant's Home or repairing and/or replacing any improvements on adjacent Home Sites or common areas.

F. The Resident and Tenant shall be, individually and collectively for the entire household,

including without limitation all occupants, Guests, or invitees, liable and responsible for damage to the Resident and/or Tenant's Home Site, to any adjacent Home Site, and to the common areas and Park Facilities, including, without limitation, the utility systems and the roadways, resulting from landscaping design, maintenance, and installation. Pursuant to this Subsection II (D), if a Resident or Tenant plants any landscaping upon his or her Home Site which causes damage to the common areas and/or Park Facilities or allows any landscaping damage to the common areas and/or Park Facilities, then such Resident or Tenant shall be liable and responsible for such damage pursuant to this Section II. NOTE: THIS MEANS THAT IF A RESIDENT AND/OR TENANT PLANT A TREE WITH A ROOT SYSTEM THAT DOES DAMAGE TO THE STREET, THEN THE RESIDENT AND/OR TENANT ARE RESPONSIBLE TO REPAIR THE STREET.



12. GENERAL MAINTENANCE OF HOME AND HOME SITE

The following sections are applicable to both Residents and Tenants, unless indicated otherwise:

A. Storage Outside the Home. Storage, by Resident or Tenant, of anything beneath, behind, or on the outside of the Home is prohibited. This includes, but is not limited to, storage of boxes, trunks, wood, pipe, bottles, garden tools, mops, ladders, paint cans, or any item which is unsightly in appearance.

(1) Only outdoor patio furniture and barbeques may be used on the patio, porch, yard, or other portions of the Home Site. Management reserves the right to determine, in its sole decision, what constitutes outdoor patio furniture and barbeques.

(2) No towel, rugs, wearing apparel, or laundry of any description may be hung outside of the Home at any time.

B. Storage Cabinets. Residents or Tenants may install one (1)a storage cabinet ("Storage

Cabinet") not to exceed one hundred twenty (120) square feet in floor area or seven feet (7) in height. Storage Cabinet and provided the installation maydoes not result in more than seventy-five percent (75%) Home Site coverage or interfere with set-back requirements. A Storage Cabinet may be located immediately adjacent to a unit on the same lot, provided that all of the following conditions are met: (1) The required exits and openings for light and ventilation of the unit are not obstructed; and (2) The location of the Storage Cabinet does not prevent service or inspection of the unit’s or lot’s equipment or utility connections or exterior equipment; and (3) The separation requirements from structures on adjacent lots are maintained. A Storage Cabinet can shall not be lived in or used as a habitable structure. Residents or Tenants must submit a written application to Park Management showing the proposed positioning on the Home Site and a photograph or other illustration of the proposed Storage Cabinet. Storage Cabinets may not be installed unless and until Park Management approves the application in writing. The above limit of one (1) storage cabinet shall apply to all mobile homes, existing and incoming, at the date of adoption of these Park rules, with the exception of pre-existing storage cabinets that have been previously approved by management. All storage cabinets, without exception, must be in compliance with the rest of the above requirements.



C. Paving Surfaces. All concrete, asphalt, or similar surfaces shall be kept clean and maintained free of oil, rust, and all other sticky, grimy, or oily substances that will degrade the clean appearance of these surfaces. No concrete, asphalt, or similar surfaces may be installed on a Home Site without prior written approval of Management.

D. Driveway and Street Area. Individual driveway maintenance, if applicable, shall be

Resident's responsibility unless the driveway was installed by Management. Management shall be responsible for maintenance of the driveway located on a Tenant's Home Site. Resident or Tenant shall keep the street area in front of their Home Site free from debris. Section 12(B) above shall apply to the driveways for both Residents and Tenants.

E. Hazardous Substances. Storage, handling, and/or disposal of any hazardous substances

must be done in compliance with all applicable local, state, and federal laws.

(l) For purposes of this Section 12(D), "hazardous substance" refers to any flammable, combustible, explosive, or toxic fluid, material, chemical, or substance (including, but not limited to, paint, motor oil and other vehicle fluids, herbicides, insecticides, poison, chemicals, solvents, detergents, or other toxic materials).

(2) No hazardous substances may be stored on the Home Site, i n c lu d in g s to r ag e c a b in e t s , except those customarily used for normal household purposes, and then only in quantities reasonably necessary for normal household purposes which shall be properly stored within the Home and/or non-combustible Storage Cabinet (as defined in Section 12(B) above).

(3) Resident or Tenant shall not dispose of any hazardous substances under or about Resident's or Tenant's Home Site, other Home Sites in the Park, the Park's common areas, or any other area of the Park (including, but not limited to, the sewer system or other drainage areas, the street gutters, the driveway areas, or the ground beneath Resident's or Tenant's Home, accessory equipment, or elsewhere on the Home Site).

(4) In the event a Resident or Tenant stores or disposes of hazardous substances under or about the Resident's or Tenant's Home Site or elsewhere in the Park, the Resident or Tenant shall immediately and appropriately remove the hazardous substances at the Resident's or Tenant's own expense. If the Resident or Tenant fails to remove the hazardous substances within thea time reasonable time (as determined stated by Management) after Management gives Resident or Tenant in the written notice to remove the hazardous substances, Management may remove the substances, and all of Management’s the actual cost for such removal shall be immediately due and payable to Owner by the Resident or Tenant. The Resident or Tenant agrees to indemnify the Park against, and hold the Park harmless from, any loss, liability, damage, or expense, including, without limitation, reasonable attorneys' fees, which (either directly or indirectly) the Park may incur or suffer by reason of the storage or disposal by Resident



or Tenant of any hazardous substances on or under Resident's or Tenant's Home Site, or other Home Sites in the Park, or any other areas of the Park.

F. Utility Pedestals. The utility pedestals (water and utility hookups) must be accessible at

all times. If one of the Park's water shut-off valves is located on Resident's or Tenant's Home Site, it must be kept uncovered and accessible at all times. Resident or Tenant shall not connect, except through existing electrical or natural gas outlets or water pipes on the Home Site, any apparatus or device for the purpose of using electric current, natural gas, or water.

G. Licenses and Fees. Licenses and fees shall apply to Residents only. All Homes within the

Park must bear a current license and decal issued by the appropriate agency of the State of California. Any fee, tax, or registration charge for Resident's Home by any county, state, or federal agency must be borne by Resident.

H. Garbage and Trash Disposal. Disposal of garbage and trash shall be limited to normal and

customary amounts and types generated by a residential household. Residents and Tenants shall not use trash dumpsters to dispose of furniture or other large objects or trash brought into the Park from outside the Park. For bulky item collection, a Resident or Tenant may request a pick up free of charge by contacting the Resource Recovery & Recycling Division at 310-458-2223. Recyclable materials should be placed within the provided recycling container. At no time should the container be contaminated with trash or yard scraps. Only compostable materials are acceptable in yard scraps/food scraps container.

I. Maintenance and Appearance of Home and Home Site by Resident. Resident shall cause

all rubbish and other debris to be removed from Resident's Home and Home Site on a regular basis. Resident is financially responsible to maintain, repair, and replace (as necessary) Resident's Home and all accessory equipment and structures, and Resident must keep these items in good condition and repair at all times. Resident's obligation applies, without limitation, to the following: Resident's Home, all accessory equipment and structures, walkways, and plantings, located on Resident's Home Site, and any utility connecting lines from the meter or utility pedestal to Resident's Home.

(1) Damage. If any portion of the exterior of the Home or its accessory equipment, structure, or appliances on the Home Site are damaged, including, without limitation, exterior paint that is faded, peeling, flaking, or chipping, the damage must be repaired or replaced within thirty (30) days of written notice by Management. This includes, but is not limited to, damage to the siding, awning supports, down spouts, stairs, porches, skirting, carport, or storage shed.

(a) If Resident's Home has not be repaired, reconstructed, or restored within a

reasonable time after work has been commenced on it, then Resident shall remove the Home from the Park at Resident's expense.



(b) Upon such removal, Resident shall continue to be bound to perform all of

Resident's obligations under the Occupancy Agreement unless Resident has given Management sixty (60) days' written notice that Resident is vacating the Park.

J. Maintenance and Appearance of Home and Home Site by Tenant. Tenant shall at all

times maintain Tenant's Home and Home Site in a clean and sanitary condition and shall cause all rubbish and other debris to be removed from Tenant's Home and Home Site on a regular basis.

(1) Damage. If any portion of the exterior of the Home or its accessory equipment, structure, or appliances on the Home Site are damaged by the act of Tenant or Tenant's guests or invitees, the damage must be repaired or replaced within thirty (30) days of written notice by Management. This includes, but is not limited to, damage to the siding, awning supports, downspouts, skirting, carport, or storage shed.

(a) If the repair, restoration, or replacement of the Tenant's damaged Home has

not commenced within thirty (30) days of the date Management has given written notice of the damage for which Tenant is responsible, Management may repair, restore, or replace the damaged Home and charge the Tenant all fees incurred to undertake such actions..

(b) The Owner reserves the right to make repairs to City owned units and seek

its costs from the Tenant. (c) All work must be approved by Management prior to commencement.

13. ADVERTISEMENTS

A. Homes for Sale. This Section 13(A) shall apply to Residents only. All exterior advertising flags, including, but not limited to, "for sale" signs, "open house" signs, and "garage sale" signs, are prohibited. However, Resident may place a sign in the window of the Home, on the side of the Home, or in front of the Home facing the street, stating that the Home is for sale or exchange. Such sign shall not exceed the dimensions permitted by the Mobile Home Residency Law; such sign shall state only the name, address, and telephone number of the owner of the Home or Resident's agent.

B. No Other Sale Activities. All other on-site sales are prohibited, including, without

limitation, patio sales, moving sales, and yard sales. 14. ENTRY UPON RESIDENT'S OR TENANT'S HOME SITE



Management shall have a right of entry upon the Home Site for maintenance of utilities, for maintenance of the Home Site where the Resident or Tenant fails to maintain the Home Site in accordance with these Rules and Regulations, and for the protection of the Park, and upon providing reasonable notice and at any reasonable time, but Management may not do so in a manner or at a time which would interfere with the Resident's or Tenant's quiet enjoyment. Management may enter a Home without the prior writtenconsent of Resident or Tenant in the case of an emergency, or to make necessary safety repairs, or when the Resident or Tenant has abandoned the Home. 15. SWIMMING POOL RULES

A. Children under the age of fourteen (14)years of age may canshould shall not use the swimming swimming pool unless without a parent or adult guardian in attendance. supervision.accompanied by an adult

B. Persons who useusing the pool must do so at their own risk. There is no lifeguard on duty.

C. A swimming pool Release Agreement must be signed by Residents or Tenants or their

Guests before they can Resident or Tenant, Resident's or Tenant's children, Resident's or Tenant's Guest(s), or any other occupant of Resident's or Tenant's Home may use the swimming pool. Management must have a signed Release Agreement from each person using the pool.

D. All persons must shower before using the pool.

E. Guests are not permitted to use the swimming pool unless accompanied by a Resident or

Tenant.

F. Management reserves the right to limit the use of the pool at any time and to restrict use of the pool by anyone who does not comply with the swimming pool rules. Residents and Tenants are responsible for the conduct of their Guests.

G. No glass containers of any kind are permitted in the pool area.

H. Pool hours and additional pool rules are posted in the pool area and are incorporated herein

by reference.

L. No food or alcoholic beverages are permitted in the pool area.

J. Bobby pins and other similar small, foreign objects are not allowed in the pool or pool area based upon reasonable health andor safety concerns.



K. Swimwear, which bleeds color, unravels, or otherwise creates maintenance or operation issues with the pool equipment, is prohibited.

L. Infant and toddlers are to wear swimming diapers.

16. RESTROOM AND SHOWER FACILITIES Restrooms and showers are provided for the exclusive use of Residents, Tenants, and their accompanied Guests while at the pool, the administrative area, and the laundry area. The restrooms and showers are not provided for general use or in lieu of the restrooms and showers in the Homes by the Residents, Tenants, and their Guests. 17. LAUNDRY FACILITIES

A. The laundry facilities are provided for the exclusive use of Residents or Tenants of the Park.

B. Laundry hours are posted. These facilities will be closed from time to time at

Management's discretion for cleaning and repairs.

C. Washers, dryers, and all other laundry facilities are to be cleaned by Resident or Tenant, inside and out, immediately after use. Clothes are to be removed from dryers as soon as they are dry. Dyeing may not be done in the washers. The laundry facilities are to be left in a clean, neat, and orderly condition. Prices by outside laundry service company are subject to change without notice.

18. PARKING

A. All vehicles must be registered with Management and must display a valid parking permit at all times. Residents andor Tenants must provide Management with a copy of a current valid DMV vehicle registration for each vehicle parked at the Park. The fFailure to provide this informationdo so, maywill result in Management revoking the parking permit for that Resident or Tenant being revoked. VPermitted vehicles permitted in the Park specifically include: sports cars, coupes, sedans, vans, station wagons, light pickup trucks (weighing less thanunder twoone (I1) tons), or sport utility vehicles. Vehicles nNot included as permitted vehiclesin the Park include: are other vehicles such as campers, RVs, buses, heavy trucks (weighing more than two over one (1) tons), dune buggies, and other commercial vehicles of any kind or description, boats, and trailers, RVs other than the Home unit occupied by the Resident or Tenant. Unattached trailers are prohibited from being parked on any City street or alley at any time, unless in the process of being loaded or unloaded [SMMC 3.12.880].



http://qcode.us/codes/santamonica/view.php?topic=3-3_12-3_12_880&frames=on

B. Resident or Tenant shall register additional vehicles with Management and remit a reasonable parking fee as set by Management. Additional vehicles specifically include sports cars, coupes, sedans, vans, station wagons, light pickup trucks (weighing less than two tons), or sport utility vehicles.sports cars, coupes, sedans, vans, station wagons, pickup trucks under one (1) ton, or sport utility vehicles. Not included as additional vehicles are campers, RVs, buses, heavy trucks (weighing more than two tons), dune buggies, commercial vehicles, and boats.other vehicles such as campers, buses, trucks over one (1) ton and other commercial vehicles of any kind or description, boats, trailers, RVs and dune buggies. Where an additional vehicle cannot be parked on the Resident’s or Tenant’s Home Site, the Resident or Tenant may contact Management to determine if there is available alternate parking within the Park as designated. If Management determines thatWhere alternate parking is available within designated parking, and if Management approves the additional vehicle, has been approved and if the applicable parking fee has been remitted, the Resident or Tenant may park in designated parking.

C. Notwithstanding anything contained herein to the contrary, one (1) motorcycle may be

parked on Resident's or Tenant's Home Site if used by Resident or Tenant as a primary mode of transportation. The permission to park a motorcycle does not relieve Resident or Tenant of the obligation to abide by all other Rules and Regulations relating to motorcycles.

D. Parking is permitted only in designated areas. Parking in fire lanes is prohibited. Unless

otherwise posted or permitted by these Rules and Regulations, or other separate agreement with Management, no parking, including the parking of recreational vehicles, is permitted on the streets of the Park, except for the purpose of loading and unloading, and only during the hours from 7:00 a.m. to

9:00 p.m. Vehicles belonging to vendors, delivery persons, health care personnel, or Park employees may be parked for longer periods of time on the street with permission of Management.

E. Vehicles parked on Resident's or Tenant's Home Site may only be parked in

designated parking areas and not on the landscaped or other areas of the Home Site. F. F. Due toBecause of the limited parking facilitties, traffic congestion, and

noise, Management reserves the right to restrict Guest parking. Residents andor Tenants must notify Management of any Guests utilizing guest parking in excess of two (2) days. Guest parking is reserved for Guests only. Residents and Tenants with designated parking spaces may not utilize Guest parking, unless prior approval has been granted by Management.



G. Any vehicle parked in violation of these Rules and Regulations or in violation of signs posted throughout the Park may be towed from the Park at the expense of the vehicle's owner.

H. Sleeping in vehicles is prohibited.

I. No automobile may be stored on the Home Site. Storage shall include, but not be limited

to, the parking of an inoperative vehicle for a period no to exceed two (2) weeks, the parking of an operative vehicle that is not used for a period exceeding four (4) weeks, or the parking of more than one (1) vehicle for the purpose of selling those vehicles as part of a commercial activity. However, Residents may leave their vehicles in their parking spaces when on vacation.

19. MOTOR VEHICLES AND BICYCLES

A. No vehicle leaking oil or any other substances or fluids shall be allowed in the Park. Any car dripping oil or gasoline must be repaired immediately.

B. No maintenance may be performed on any vehicle on the Home Site without

Management's written consent.

C. Washing vehicles on any Home Site, on the street, or in an assigned parking space is prohibited.

D. For the safety of the Residents, Tenants, and their Guests, no vehicle may be driven

in an unsafe manner. All traffic signs must be obeyed. The speed limit throughout the park is 5 mph.

E. Pedestrians, electric carts, and bicycles shall be given the right of way.

F. No vehicle may be operated in the Park by any person who is not properly licensed.

All vehicles operated within the Park must be registered and licensed for street usage. All drivers must have a valid driver's license.

G. Excessively noisy vehicles are not permitted in the Park.

H. Motorcycles, motor scooters, mini bikes, mopeds, or other two- and three-wheeled

motorized vehicles entering or leaving the Park must be driven by the most direct route between the Park's entrance and Resident's or Tenant's Home and may not otherwise be driven on any other street in the Park. All such vehicles shall be equipped with mufflers or other necessary noise-suppressing devices. All such vehicles shall be licensed, street legal, and driven by a licensed driver only.



L Bicycles may only be driven on the roadways and not on grass, vacant Home Sites, or any other paved area. Bicycles must obey the same traffic regulations as cars.

J. If driven at night or at dusk, bicycles must be equipped with a light on the front and a

reflector in the rear.

K. Skateboard riding and roller skating are not permitted in the Park.

L. Operating radio-controlled models or toys within the Park is prohibited.

M. Any vehicle in violation of these Rules and Regulations or in violation of signs posted throughout the Park may be towed from the Park at the expense of the vehicle's owner.

20. CONDUCT

A. ConductActions of any nature, by any person, which may be dangerous, or may create a health and safety problem, or may disturb others, are not permitted at the Park or tolerated by Managementpermitted. Such conduct includes, but isis not limited to: any unusual, disturbing, or excessive noise, public intoxication, loud quarreling, threatening, fighting, illegal conduct, gang activity, profanity, and abusive language or conduct, harassment of neighbors by way of through taunting, photographing, and intimidation. Any Resident or Tenant or Guest determined to have engaged in such conduct is subject to removal from the Park and/or eviction. are grounds for immediate eviction. The use or display of any weapon, including but not limited to, a bow and arrow, BB gun, knife, gun, or fireworks, is expressly forbidden.

B. Persons under the influence of alcohol or any other substance shall not be permitted in

any area of the Park which is generally open to Residents, Tenants, and their Guests.

C. Mountain View Mobile Home Park is a "Drug Free Property". Residents, Tenants, and their Guests are strictly prohibited from bringing onto, using, manufacturing or trafficking any illegal substance and/or drug within the Park.

D. Radios, televisions, record players, musical instruments, and other devices must be used

so as not to disturb others. Ham or CB radios or other radio transmitters may not be operated in the Park.

E. Residents, Tenants, and their Guests shall not encroach or trespass on any other

Resident's or Tenant's Home Site or upon any area which is not open for general use by Residents, Tenants, and their Guests. All Park property which is not for the use of Residents, Tenants, and their Guests, including, but not limited to, gas, electric, water and sewer connections, and other equipment-connected with utility services and Management's tools and equipment, shall not be used, tampered with, or interfered with



in any way by any Resident, Tenant or Guest. Notwithstanding the foregoing, the utility service connection from the pedestal to the Home owned by a Resident is for the Resident of that Home Site's sole use; and said Resident is solely responsible for the maintenance, repair, and operation of the utility service connection described herein.

F. No fires are permitted, except for barbecues, which are to be safely stored when not in

use. Fireplaces and other appliances installed in Resident's or Tenant's Home must be approved by Management prior to installation.

G. The violation of any law or ordinance of the city, county, state, or federal government

will not be tolerated. No acts or demeanor shall be permitted which would place the Management in violation of any law or ordinance.

H. The Home and Home Site shall be used only for Private Residential Purposes, and

except as herein provided for a Home-Based Business, no business or commercial activity of any nature shall be conducted thereon.

I. A Home-Based Business is permitted to the extent that such business does not

generate any automobile traffic and so long as Resident or Tenant applies for and obtains required City business permit(s) and City Planning Department approvals.

21. PETS

A. The "Pet Rules and Agreement" are attached hereto as Exhibit "B", and incorporated herein by reference. Upon request, the Pet Rules and Agreement may be obtained as a separate document from Management.

B. Special Permission to Keep a House Pet in the Park Must be Obtained from

Management. A house pet is defined as a cat and dog that spends its primary existence within the Home. Nothing herein shall be deemed to limit small animals that are contained solely within the home. Management reserves the right to deny or revoke a Resident's or Tenant's pet approval if a proposed pet would pose a threat to the health and safety of Residents or Tenants of the Park. No more than one (1) pet is allowed per Home, except any Resident or Tenant who has more than one (1) pet on the date of distribution of these Rules and Regulations may keep those pets. However, a Pet Agreement must be executed for each pet located on a Home Site; and if a pet dies or otherwise is removed from the Home Site, that pet may not be replaced if such replacement would exceed the one (1) pet per Home rule.

C. Execution of Pet Rules and Agreement. The terms of the Pet Rules and Agreement

must be executed by all Residents and Tenants who own a pet and the Pet Rules and Agreement shall be adhered to by Residents and Tenants who own a pet. The Pet Rules and Agreement are incorporated herein by reference and are a part of



these Rules and Regulations and of the Resident's or Tenant's Occupancy Agreement.

22. RENTING, SUBLETTING, OR ASSIGNMENT

Residents and Tenants shall not sublease, rent, or assign Resident's or Tenant's Home, the Home Site, or any rights or interest that Resident or Tenant may have under Resident's or Tenant's Occupancy Agreement. Should the law change such that Management is required to permit subletting, Management may place such restrictions upon subletting as are permitted by law, may increase the rent charged to Resident or Tenant as permitted by law, and may unilaterally amend these Rules and Regulations or Resident's or Tenant's Occupancy Agreement to include provisions regarding subletting.

23. FIXTURES

All landscaping and structures or other improvements permanently attached to or embedded in the ground shall become a part of the realty upon their installation and shall belong to Owner. Upon Resident or Tenant vacating the Home Site, such improvements shall remain upon and be surrendered with the Home Site. Management may, however, at its sole option, permit or require Resident or Tenant to remove, at Resident's or Tenant's own expense, said improvements. Resident or Tenant shall repair any damage to the Home Site caused by the removal of such improvements, including, but not limited to, the filling in and leveling of holes or depressions, and shall leave the Home Site in a neat and uncluttered condition, with Park's original engineered grade intact.

24. SOLICITATION

Throw-away newspapers, distribution of handbills, and door-to-door selling or solicitation are not permitted without Management's consent. All salespeople must make individual appointments with the Residents and/or Tenants concerned or interested.

25. PARK OFFICE AND COMPLAINTS

Except in an emergency, please do not telephone or contact Management after normal business hours. The Park's office phone is for business and emergency use only.

A. Except for emergencies, all complaints must be in writing and signed by the person

making the complaint.

B. All community business is conducted during posted business hours.

C. Resident or Tenant shall not request maintenance personnel to perform jobs for Resident or Tenant, nor shall Resident or Tenant give instructions to maintenance personnel All Park Facilities repair or maintenance requests shall be submitted in writing to Management.



26. THE "GRIEVANCE AND APPEAL POLICIES AND PROCEDURES" shall be the policies

and procedures whereby Residents and Tenants may have disputes resolved regarding violations of the provisions of the Occupancy Agreement or these Rules and Regulations and procedures for the collection of rent. The Grievance and Appeal Policies and Procedures document is attached as Exhibit "E" to these Rules and Regulations, and is an exhibit to the Occupancy Agreement, and a separate and binding agreement between the Owner and the Resident and/or Tenant.

27. THE "MOUNTAIN VIEW RESALE POLICY" shall be acknowledged in writing by all

Residents, as amended from time to time. The effective Mountain View Resale Policy is attached as Exhibit "F" and is a separate and binding agreement between the Owner and the Resident.

28. REVISIONS OF RULES AND SEVERABILITY

A. Management reserves the right to add to, delete, amend, and revise these Rules and Regulations from time to time, as well as additional rules and regulations and hours posted in and about the recreational facility, as provided in Section 798.25 of the California Civil Code.

B. If any provision of these Rules and Regulations or any document referred to in the Rules and

Regulations shall be declared invalid or unenforceable, the remaining provisions shall not be affected thereby.

29. PARAGRAPH HEADINGS

The headings and titles of the paragraphs within these Rules and Regulations are included for purposes of convenience only and shall not affect the construction or interpretation of any of the provisions of said Rules and Regulations.

READ AND ACCEPTED: RESIDENT(S):

Date:

Date:

Date:

Home Site No. __________



EXHIBIT "A"

PERMITTED HEALTH CARE RESIDENT A Permitted Health Care Resident shall mean any person over the age of eighteen (18) years who is hired to provide live-in, long-term, or terminal health care to a Resident or Tenant, or a family member of a Resident or Tenant providing live-in, long-term, or terminal health care to a Resident or Tenant. Any person meeting the following criteria shall be deemed a Permitted Health Care Resident:

1. To qualify as a Permitted Health Care Resident, the care provided by such person

must be substantial in nature and must provide assistance with necessary daily activities, medical treatment, or both. Permitted Health Care Residents may live with the Resident or Tenant indefinitely so long as the Resident or Tenant continues to occupy the Home and the Home Site.

2. A Permitted Health Care Resident may continue his or her occupancy, residency,

or use of the Home and Home Site as a Permitted Health Care Resident in the absence of the Resident or Tenant if:

(a) The Resident or Tenant became absent from the Home and Home Site due to hospitalization or other necessary medical treatment and expects to return to his or her Home and Home Site within ninety (90) days from the date the absence began; and

(b) The absent Resident or Tenant or an authorized person acting for the Resident or Tenant submits a written request to Management stating that the Resident or Tenant desires that the Permitted Health Care Resident be allowed to remain in order to be present when the Resident or Tenant returns to reside in the Home and Home Site.

(c) Upon receipt of such a written request, Management may allow the Permitted Health Care Resident to remain for a period longer than ninety (90) days from the date the Resident or Tenant's absence began, if it appears that the Resident or Tenant will return within a period of time not to exceed an additional ninety (90) days.

3. Any proposed Permitted Health Care Resident shall complete an application provided

by Management, and be approved by Management as a Permitted Health Care Resident.

4. Limitation on Rights of Permitted Health Care Resident: The Permitted Health Care Resident shall have no rights of tenancy in the Park and shall comply with these Rules and Regulations and the Occupancy Agreement. The right of the Permitted Health Care Resident to occupy the Home and Home Site shall terminate upon the vacancy of the Home and Home Site by the Resident or Tenant for ninety (90) days or more; subject to the provisions set forth in Section 2(a) above.

EXHIBIT "B"

PET RULES AND AGREEMENT

THESE PET RULES AND AGREEMENT between Mountain View Mobile Home Park (the "Park") and the Resident(s) and/or Tenant(s) hereinafter identified ("Pet Rules and Agreement") shall set forth the terms and conditions under which said Resident or Tenant shall be granted permission to keep a house pet (as defined in Section 21 of the Park's Rules and Regulations) within the Park. Accordingly, the following terms and conditions shall apply:

A. Identification of Resident(s) or Tenant(s) as Owner(s):

l. Name(s)

2. Unit#

3. Telephone#

4. Owner of Home Insert the Park's name if the owner of the Home is the Park. If you are the "legal owner" of the Home and therefore a "Resident" for purposes of the Rules and Regulations, attach a copy of the Mobile Home Registration to these Pet Rules and Agreement.

5. Address and Telephone Number of the owner of the Home, if different from Resident(s) and the Park:

B. Identification of Pet:

l. Type and Breed of Pet

2. Date of Birth

3. Adult Weight

4. Name of Veterinarian (include address and phone #)

5. Date and Types of Vaccinations the pet has received as of the date of these Pet Rules and Agreement:

Page 1 of 4

The Resident or Tenant agrees to provide an annual update from the pet's veterinarian regarding the dates and types of vaccinations that the pet has received within twelve (12) months of the last vaccination report submitted herewith and annually thereafter.

6. Attach a photograph of the pet to this Pet Rules and Agreement as Attachment 1.

7. Resident or Tenant must date and sign these Pet Rules and Agreement before the Park will consider the pet and execute the same.

C. Terms and Conditions of Acceptance and Maintenance of Pet:

1. Limitation on Number of Pets: Only one (1) pet per household will be allowed. A household means one (1) mobile home/housing unit.

2. Limitation of Type of Pet: The types of pets are limited to either a domestic dog or a domestic cat.

a) Limitation on Size of Dog: Dogs must be of a size that complies with the

Veterinarian and/or American Kennel Club definition of a small breed dog. Notwithstanding the foregoing, the following breeds of dogs are not allowed in the Park: pitbulls and pitbull mixes. Dogs shall be of small stature and shall not exceed seventeen inches (17") in height at maturity.

b) Limitation on Type of Cats: Cats must be of domestic breeds.

3. The Park reserves the right, in its sole and absolute discretion, to deny a Resident or Tenant a pet or to revoke the Pet Rules and Agreement as such pertain to any pet previously approved if such pet reasonably appears to present a threat to the health and safety or general welfare of the Park or its Residents or Tenants, or if the pet reasonably does not appear to comply with these Pet Rules and Agreement. Should a Resident or Tenant lose his or her pet or should the pet die, Resident or Tenant must obtain written permission from the Park before acquiring another pet and must comply with these Pet Rules and Agreement or such other rules as may then be noticed or in effect.

4. Licensed and Inoculated: Each pet must be licensed and inoculated in accordance with local laws.

5. Restriction on Use of Common Areas: Dogs must be kept on a leash or inside a fence at all times and must not be left unattended when outside the Home, and will not be allowed to run at large within the Park.

Page 2 of 4

a) Any pet running loose in the Park will be impounded at the owner's expense. Pets may be walked in designated areas or outside the confines of the Park.

b) Any excrement left by a pet must be picked up immediately and disposed

of by the owner of the pet within the owner's Home or owner's trash collection facilities.

c) With the exception of guide, signal, or service dogs, pets will not be

allowed at any time in the Park's laundry facilities, restroom, or showers or anywhere within the entire pool area or Park Facilities, or on other Residents' or Tenants' Home Site without permission.

6. Pets will not be allowed to cause any unreasonable disturbance, annoyance, or harm (including, without limitation, excessive barking, growling, biting, lunging, or any other unusual noises or damage to property such as scratching, disturbing, or depositing excrement, etc.) to persons or property in the Park. No exterior pet housing is permitted in the Park. This includes, but is not limited to, "dog houses" and any type of fence or other confining barricade or structure designed or erected for the purpose of confining a pet outdoors on the Home Site, to be determined in the Park's sole discretion. Tying of pets outside the Home or leaving them unattended outside the Home or anywhere in the Park Facilities of the Park is prohibited.

7. With the exception of guide, signal, service dogs, and other service dogs defined by California Civil Code Section 54.1, guests are not permitted to bring their pets in the Park unless prior approval is obtained from the Park's management ("Management"). All rules apply to any guest's pet permitted in the Park by Management.

8. If the Resident's or Tenant's pet does not comply fully with each of the Pet Rules and Agreement, Management may, in its sole discretion, revoke its approval of the pet and require that the pet be permanently removed from the Park.

By deciding to move into the Park, Resident or Tenant hereby agrees that he or she has read and understood these Pet Rules and Agreement and found them to be reasonable. Resident or Tenant further agrees to take all necessary actions to see that they and their pet complies with these Pet Rules and Agreement and agrees that if they or their pet does not comply with these Pet Rules and Agreement, then it will be reasonable for the Management to require that the pet be removed from the Park.

Date:

Signature Printed Name

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PET RULES AND AGREEEMENT ATTACHMENT 1 PHOTOGRAPH OF PET

Date:

Signature Printed Name

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EXHIBIT "C" STANDARDS FOR NEW OR REPLACEMENT MOBILE HOMES

These standards apply to Residents only. A. Mobile Homes. To insure architectural compatibility, construction, and installation

standards, any incoming Home must be a Mobile Home and all Mobile Homes must be (1) registered with the Department of Housing and Community Development, with date of manufacture within sixty (60) months of application for replacement; and (2) must be available for inspection and approval by Park Management prior to delivery, which approval shall not be unreasonably withheld. All repairs to the Home must be made prior to installation, except for those repairs that can only be repaired on-site.

The size of the incoming Home must be compatible with the Home Site on which the incoming Home will be located and must not exceed seventeen feet (17') in height. Structures two stories in height and not more than thirty feet in height may be permitted subject to a conditional use permit. Two story units are limited to the following rows…………… subject to management approval. Furthermore, Resident is solely responsible for determining that Resident's Mobile Home (as well as all appliances and additional equipment used on or at the Home Site) is compatible with the existing infrastructure and soil conditions, including, but not limited to, existing electric service in the Park.

Until such time as the Park infrastructure for a given Home Site is upgraded, the installation of new Homes will not be permitted.

B. Architectural Rules for Incoming Mobile Homes. Prior to purchasing a Mobile Home

or relocating your existing Mobile Home from another Park to this Park, you must obtain from Management a copy of the Architectural Rules for incoming Homes. It is your sole responsibility to comply with these Architectural Rules and all governmental installation requirements.

C. Skirting. Skirting is required on all Mobile Homes. Color of skirting must be consistent

with the Home for all incoming Mobile Homes. To ensure that ventilation is sufficient under the Home, skirting for both existing and incoming Homes must be consistent with a detailed lattice prototype that can be obtained from Park Management. In the event the Resident desires to submit a different skirting configuration, a schematic drawing showing the ventilation detail with a minimum of twenty-five percent (25%) cross ventilation must be submitted in advance for Park Management review and approval.

D. Vapor Barrier Requirements for Enclosed Structures or Incoming Mobile Homes. All

Mobile Home owners shall install a forty (40)-millimeter thick low- density polyethylene liner on top of the soil underlying an enclosed structure such as storage shed or enclosed patio. The liner shall extend to the limits of the slab, if applicable, or perimeter of the structure. The liner shall be one continuous sheet or multiple welded sheets.

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In the event an incoming Home is installed with a vapor barrier, then any skirting that meets the manufacturer's ventilation requirements is acceptable. It is not necessary to install the lattice prototype referenced in paragraph C. above.

E. Installation. In the event the drainage within a Home Site is deemed to be

substandard, Park Management will arrange for re-grading the Home Site when it is vacated by the old Home. Park Management will make such determination within thirty (30) days of receipt of a written request by Resident to install a new Home. Re-grading work will be scheduled within a six (6)-month period, and may take up to two (2) weeks to complete. It is the Resident's responsibility to coordinate removal and installation around the dates designated for re-grading work.

INCOMING MOBILE HOMES MAY NOT BE INSTALLED ON A PERMANENT FOUNDATION AT GRADE AND MUST HAVE A CRAWL SPACE. DUG OUT FOUNDATIONS WILL NOT BE PERMITTED.

The installation is to be inspected by the appropriate governmental agency prior to placing the structure. Work may not be started unless written approval is provided by Park Management, which will not be unreasonably withheld. If the structure is placed without Park approval and governmental sign-off, the Resident will be in violation of Park Rules and may be subject to legal action. If the Park Management pays for any cost to correct the installation, then the Resident will be responsible for these charges.

Resident shall be solely responsible for obtaining all required governmental permits required prior to installation of an incoming Home.

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EXHIBIT"D"

INSTALLATION, REPAIR, OR REPLACEMENT, OR INSTALLATION OF NEW ACCESSORY STRUCTURE OR LANDSCAPING

These rules shall apply in their entirety to Residents, and shall apply where applicable to Tenants. Because Tenants do not own their Homes, alterations are typically only performed by Park Management. A. Standards for and Installation of Accessory Structures. Equipment, Concrete or Other Non-permeable Materials. and Landscaping. Residents and Tenants must obtain Park Management approval prior to submitting an application for a permit from the City's Building and Safety Department, if applicable, and installation of any Accessory Structure or Equipment. Resident and Tenant must first apply in writing to the Park Management with a drawing and description of the intended work. Park Management will then approve or disapprove the proposal, with or without conditions. If a permit is required, then the approval is a tentative approval until required permit conditions are presented to the Park Management for final review and approval. The Resident and Tenant shall be solely responsible for conferring with the City's Building and Safety Department to determine whether or not a permit is required, and for securing and paying for any building permits required by law. Park Management approval means written approval by Park Management and must be obtained for any alteration, change, maintenance, repair, or replacement of the exterior of the Home or the Home Site. The following are the applicable conditions for approval of specific structures, equipment, and landscaping for all new construction and installations (including alterations, changes, repairs, maintenance, and replacements) including, without limitation, the following:

(1) Exterior Storage Building or Concrete Patio. Each Resident or Tenant may install up to twoone (21) storage buildings, which shall not exceed a combined floor area of one hundred twenty square feet (120 sq. ft). Residents and Tenants must submit a drawing of the proposed storage building or patio that shows the location and proximity of existing structures, proposed building or patio, and property lines. Storage building height may not exceed seven feet (7'). Sheds shall conform to all regulations set forth in Title 25 of the California Code of Regulations ("Title 25"). Any shed must visually blend with the main Home in an aesthetic manner and be a structure built and marketed as a shed. Sheds must be constructed of non-combustible material and cannot have utility hookups installed directly or through use of temporary connections such as electrical extension cords (i.e. no electricity, no water, no natural gas).

Park Management must approve the type and placement of any storage building, including shed, or concrete patio prior to its installation and the issuance of a permit (if applicable).

All enclosed structures or enclosed patios must meet vapor barrier requirements. The bottom of the enclosure (whether concrete slab or other material) shall be constructed using a forty (40)-millimeter thick low-density polyethylene liner placed on top of native soils. The liner shall extend to the limits of the slab, if applicable, or perimeter of the structure. The liner shall be one continuous sheet or multiple welded sheets.

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(2) Skirting and Awnings. Skirting is required on all Homes, while awnings are optional. Color must be consistent with the existing structure. All awnings must be painted or be of anodized aluminum or steel and must be of an approved manufactured type. No awnings, skirting, shades, screens, or other similar items which are made of bamboo, rattan, or other like materials shall be permitted outside of the Home. To ensure that ventilation is sufficient under the Home, skirting for both existing and incoming Homes must be consistent with a detailed lattice prototype that can be obtained from Park Management. In the event the Resident desires to submit a different skirting configuration, a schematic drawing showing the ventilation detail with a minimum of twenty-five percent (25%) cross ventilation must be submitted in advance for Park Management review and approval.

(3) Exterior Painting. Plans for the exterior color of a new Home or for painting an

existing Home, along with color samples or swatches, shall be submitted for approval to Park Management. No more than three (3) colors may be used on any portion of the exterior of a Home, including shutters, awnings, or railings. The primary color of the Home must be light in tone, from white to the mid-point on the color spectrum. Contrasting colors must be limited to the trim, etc., and be no more than ten percent (10%) of the total painted surface. Muted pastels and earth tones within the above stated color spectrum range are permitted, except that an existing home may be re-painted the color(s) that are on the home prior to the request for approval to paint without regard to compliance with these color requirements. Any colors, designs, or configurations that are not in harmony with community standards will not be approved.

(4) Electrical Appliances. The installation of electric heat pumps and other major

appliances, including, without limitation, microwaves, ovens, stove tops, washers and dryers, must be approved by Park Management prior to installation. Park Management may require the removal of any appliances (including, but not limited to, air conditioning units) that, in Park Management's reasonable discretion, adversely affects the utility systems of the Park. The electrical system provides either twenty (20) or thirty (30) AMPS per household, depending on the location of the respective Home. As part of the application for approval of the installation, the Resident or Tenant must provide in the application, the manufacturer's specifications, including, without limitation, the electrical usage (in AMPS) and the noise factors.

(5) Sunshades, Windscreens, and Privacy Screens. Roll-up aluminum wind screens or

privacy enclosures are permitted on Resident's or Tenant's Home Site with prior written approval of Park Management; however, temporary roll-up type sun shades (such as plastic, canvas, cloth, bamboo, or matchstick blinds) are not allowed. Shrubbery may also be used for windbreaks or for privacy. No sunshades, windscreens, privacy screens, or similar items which are made of bamboo, rattan, or other like materials shall be permitted outside of the Home. Residents or Tenants may attach privacy screens to the awning supports of either carports or porches, provided that all fire and ventilation requirements of the City of Santa Monica Building and Safety Department and Title 25 are met. Residents or Tenants are advised to check with the City of Santa Monica Building and Safety Department before screening or modifying carports. Utility meters, air

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conditioners (if and when allowed), and garbage can pads in side or rear yards may be enclosed by latticed fencing as described above, provided the total height of the enclosure does not exceed forty-eight (48) inches. The enclosure shall be no larger than needed to aesthetically screen off the utility equipment area.

(6) Porches and Patios. Stairs and stair landings are required and must be constructed

under permit and meet the appropriate governmental building codes. Where approved, patios and porches shall be constructed under permit and meet appropriate governmental building codes. Porches must be of an approved material matching the exterior material of the Home. Porches shall be a minimum size as determined by Park Management. Unless made of masonry, surfaces of porches, patios, and steps, must be covered with outdoor carpet or other approved material. All steps must be of good manufactured quality and side faced to match the Home's exterior and be covered with non-skid material. Steps must have approved handrails, as required by law. The temporary steps provided by the Mobile Home dealer must be removed from the Home Site no later than sixty (60) days from the date that the Home is moved into the Park. Porches and patios may not be used as living space. Patios must further comply with Paragraph A (l) herein above.

(7) Fences. No fences may be installed upon Resident's or Tenant's Home Site without

approval by Park Management. In the event a fence is approved, the maximum height shall not exceed forty-eight (48) inches and the fence can be no closer than three (3) feet from the street or neighbor's Home.

(8) Spas. No spa or pool, of any nature, may be installed on the Home Site or inside the

Home.

(9) Water Softeners. Any water softener which discharges into the Park's sewer system is prohibited.

(10) Methane Monitor. Existing Homes are provided with a methane monitor from Park

Management. It is the responsibility of each Resident to install and maintain the methane monitor. Tenant methane monitors will be installed by Park Management. Any damaged or broken unit may be returned to the Park Management for replacement. Upon Home resale, evidence of a working methane monitor must be provided by seller or seller will be charged for the lost or damaged monitor. Resident or Tenant is to report any damaged or non-working methane monitor to Park Management for repair or replacement. Park Management will provide a working monitor and installation instructions to Residents at no cost.

(11) Accessory Equipment and Structures. The installation of all appliances, accessory

equipment, and structures shall be completed within ninety (90) days after written approval has been obtained from Park Management; provided, however, that Park Management may provide another timeframe, in writing, during which such installation shall be completed.

(a) Building permits, licenses, and other similar permission from government or

quasi-governmental bodies or agencies must be obtained, if so required,

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before any installation or construction of certain accessory equipment and structures. All such equipment and structures must comply with all federal, state, and local laws and ordinances, including, but not limited to, Title 25. Most alterations to a Home or the Home Site will require the issuance of a permit from the City's Building and Safety Department. Before work may commence, these permits must be submitted to Park Management for review and approval.

(b) Prior to commencing a new installation of, or a change in, accessory equipment

and structures, or a change in any appliance which is to be connected to the gas, electric, or water supply, Resident or Tenant shall submit for Park Management's approval a written plot plan describing in detail the accessory equipment and structures which Resident or Tenant proposes to install or change. Such plot plan must include dimensions of the Home, placement of the Home on the Home Site, and proposed placement of accessory equipment in relation to lot lines and all other structures.

(c) Any accessory equipment or structure or appliance installed or altered without

approval by Park Management shall be removed by Resident or Tenant within ten (10) days of receipt of written notice by Park Management requesting such removal.

(d) If Resident or Tenant repairs or replaces his or her Home or any existing

accessory equipment, or if Resident or Tenant adds any new improvements or accessory equipment, the standards for incoming Homes and for accessory equipment and structures must be met. All such repair, replacement, or installation shall be completed within ninety (90) days of approval. In the event it is impossible or feasibly impracticable for Resident or Tenant to make repairs to his or her Home or any existing accessory structure which complies with the standards for incoming Homes and accessory equipment and structures, Park Management may, in its sole discretion, grant a waiver of said requirement.

(e) Resident and/or Tenant is cautioned that there are Homes and Home Sites in

the Park which contain accessory equipment and structures which no longer conform with current local and state legal standards and regulations. Therefore, Resident or Tenant may not assume Resident's or Tenant's plans will be approved because the plans conform to accessory equipment and structures existing on other Homes or Home Sites.

(12) Set Backs. All new Mobile Homes and accessory structures shall be set back from the

property line a minimum of three (3) feet from the front or street side of the Home Site, and a minimum of six (6) feet between Homes, and shall be set back a minimum of three (3) feet from the rear property line, except storage buildings or sheds may be located on the rear property line. In the event any Resident or Tenant requests any exemption or variation from this requirement, the Park Management shall have the sole and absolute discretion to grant or deny such exemption or variation.

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B. Antennae and Satellite Dishes. Resident and Tenant must abide by the following standards regarding the installation of any exterior satellite dish or antenna on Resident's or Tenant's Home Site, which require a written request to and approval of Park Management:

(1) Only satellite dishes with a diameter or diagonal measurement of one (l) meter

(approximately thirty-nine (39) inches) or less will be permitted. Any permitted satellite dish must not be visible from the streets or common areas of the Park and must be located on the ground to the rear of Resident's or Tenant's Home, unless such location interferes with the quality of reception.

(2) Any installed satellite dish must be properly maintained.

(3) Resident and/or Tenant must indemnify or reimburse the Park for loss or damage

caused by the installation, maintenance, or use of Resident's or Tenant's satellite dish.

(4) Television antennae must be located at the rear of the Home (away from the street)

and may not extend more than three (3) feet above the highest point on Resident's or Tenant's Home, unless such location interferes with the quality of reception. Any antenna or reception devise must be properly installed and secured to comply with all laws, codes, and manufacturer's instructions.

(5) Other than for television, all other antennae (including, but not limited to, ham

radio and CB antennae) are not permitted in the Park.

(6) Cable television service is available through the local service provider. C. Landscaping. Resident is responsible for the maintenance, repair, and replacement of all

landscaping upon the Home Site. Tenant is responsible for the maintenance of the landscaping upon the Home Site. Resident or Tenant may apply to Park Management for an alteration, change, or replacement of landscaping.

(1) Drainage. The Resident or Tenant will be responsible for the drainage of his or

her Home Site and will ensure that any improvements, alterations, or changes made to the Home Site, including, without limitation, landscaping and structures, do not cause water to collect on the Home Site or under the Home. Water from a Home Site may drain onto an adjoining street, but must not be allowed to flow over neighboring Home Sites unless it can be shown that such neighbor-to-neighbor drainage is the result of a natural and established drainage pattern. Water runoff from roofs must be directed to an adjacent street or creek by means of gutters and downspouts. No Home Site may be regraded without written approval of Park Management.

(2) Trees & Shrubs. No trees or plantings are permitted on a Resident's or Tenant's Home

Site without prior written approval of Management. Prior to removing or planting any trees or shrubs, the proposed landscape plan must be submitted for approval, including any trees or shrubs to be removed and/or any trees or shrubs to be planted, with the type of plant, the size to be planted, and the size at maturity. No tree or shrub should be planted which has a root system that will damage, including, without limitation, driveways, foundations, or roads.

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(3) Concrete. The use of concrete or other permanent impervious material will be limited in its use to driveways, entrance walks, footings, and foundations. Concrete may also be used as a base for flagstone, tile, and similar material for walkways, patios, etc., but not without prior written approval of Park Management. All plans including concrete should also address the change in drainage, if any, by use of these materials. No space may have over seventy percent (70%) of impervious material coverage, including the home, carport, if any, and sheds, if any.

(4) Freestanding Fences or Privacy Screens. All screens must meet manufacturer's

specifications. Privacy screens (lattice fences) not greater than four (4) feet in height (measured from original grade) are permitted in rear yards; provided, however that the following construction standards are met: (1) Posts shall be of 4 x 4 lumber installed lumber. CAUTION: Use extreme care to avoid underground utilities when digging post holes. (2) Horizontal supports shall be of 2 x 4 lumber, together with wood trim as needed, and shall be level upon completed installation. The lowest horizontal support shall be at least six (6) inches off the ground. (3) Lattice material shall be no more "dense" than standard lattice consisting of 1 5/8 inch slats with 2 '1 inch openings. (4) A pedestrian opening at least thirty (30) inches wide must be provided at least every sixteen (16) feet. (5) The privacy screen shall be painted to match the colors of the Home.

(5) Outdoor and Landscape Lighting. Outdoor lighting must be designed in such a manner

as not to unreasonably disturb neighbors or create a glaring or unattractive appearance from the street.

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EXHIBIT "E"

GRIEVANCE POLICIES AND PROCEDURES This GRIEVANCE POLICIES AND PROCEDURES (the "Policies") is both an exhibit, and as such is incorporated into the Occupancy Agreement and the Rules and Regulations, and is a separate and binding agreement between the City of Santa Monica ("City") and the Occupants (means both Homeowners AND Tenants) of the Premises (means both the Home Site leased or rented by the Homeowners AND the Home and Home Site leased or rented by the Tenants) as described in the Occupancy Agreement. These Policies were prepared in conformity with the Mobile Home Residency Law and redevelopment law. A. Purpose of Policies. The purpose of these Policies is to provide a mechanism whereby

Occupants may have any disputes between themselves and the Agent of the City, as designated by the City from time to time, resolved by means of a specific procedure.

B. Definitions. The definitions as set forth in the Rules and Regulations are hereby

incorporated herein as though fully set forth and shall have the same meaning as set forth in the Rules and Regulations, unless otherwise indicated.

1. "Occupants" shall have the meaning set forth in the introduction to this document.

2. "Premises" shall have the meaning set forth in the introduction to this document

3. "Agent" shall mean the Management, or employees thereof, retained by the City to

manage and operate the Park C. Policies Relating to Enforcement of Occupancy Agreement, and all Exhibits thereto,

including without limitation, the Rules and Regulations and all Exhibits thereto, as amended from time to time, except for non-payment of rent.

1. Initial Written Notice: The Occupant will receive an initial written notice of

violation of the Occupancy Agreement and/or the exhibits thereto, including, without limitation, the Rules and Regulations. The Occupant will have seven (7) days to correct the violation or to contest the violation.

2. Second Written Notice: The Occupant will receive a second (2nd) written notice of

violation of the Occupancy Agreement and/or the exhibits thereto, including, without limitation, the Rules and Regulations. The Occupant will have seven (7) days to correct the violation or to contest the violation.

3. Third Violation Notice: Upon the third (3rd) violation of the same provision of the

Occupancy Agreement and/or the exhibits, including, without limitation, the Rules and Regulations, or upon the third (3rd) violation within a twelve (12) month period of any violation of a provision of the Occupancy Agreement and/or the exhibits, including, without limitation, the Rules and Regulations, the Agent will issue a sixty

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(60) day notice of Intent to Terminate Tenancy for Homeowners and a thirty (30) day notice of Intent to Terminate Tenancy for Home and Home Site Renters.

4. Notice of Rights Hereunder. Any Notice of Violation shall contain a statement of the

facts constituting the cause for the termination or eviction and a statement of the Homeowner's or Renter's rights under this grievance procedure.

5. Contest/Object to Violation.

a. Contest Violation after First (1st) Notice: If the Occupant does not contest the

violation upon receipt of the first (1st) violation notice, then it shall be presumed that the Occupant has admitted the violation but shall have the opportunity to contest the violation after the second (2nd) notice.

b. Contest Violation after Second (2nd) Notice: If the Occupant has contested the

violation after receipt of the first (1st) violation notice and a decision was made that the first (1st) violation was correct, then the only cure available to the Occupant is to correct the violation or seek other legal remedies. If the Occupant did not contest the violation after receipt of the first (1st) violation notice, then the Occupant may contest the violation after receipt of the second (2nd) violation notice.

c. Contest Violation after Termination of Tenancy Notice: If the Occupant did not

contest the violation after the first (1st) or the second (2nd) violation notices, then the Occupant may not contest the violations upon receipt of the Termination of Tenancy Notice. If the Occupant did contest the violation after the first (1st) or second (2nd) violation notices and the Occupant has new information or believes that Occupant has complied with the ruling, then Occupant may contest the Termination of Tenancy Notice.

6. PROCEDURE TO CONTEST OR OBJECT TO VIOLATIONS. Upon receipt of

a violation notice, the Occupant has the right to contest or object to the matters contained in the violation notice as stated above:

a. Set Appointment and Meet With On-Site Manager. Within the seven (7) days

correction period or such other length of time that may be designated on the Notice of Violation, either in writing or verbally, set and complete an appointment with the On-Site Manager to present objections, request clarifications, or such other matters relating to the Notice of Violation as you may have. The On-Site Manager shall send a confirming letter regarding the resolution or non-resolution of the matter within three (3) days of the meeting to the objecting Resident.

b. Set Appointment and Meet With On-Site Manager's Supervisor. If the meeting

with the On-Site Manager does not resolve the issues relating to the Notice of Violation, then at the meeting with the On-Site Manager, request a meeting with his/her Supervisor. The On-Site Manager shall inform his/her Supervisor within twenty-four (24) hours of the request for a meeting. The Supervisor will contact the

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objecting Resident within five (5) days to set a meeting at a mutually convenient time. The Supervisor shall send a confirming letter regarding the resolution or non-resolution of the matter within three (3) days of the meeting to the objecting Resident.

c. Appeal From Supervisor's Decision. If the objecting Resident does not agree

with the resolution of the issues raised relating to a Notice of Violation by the On-Site Manager and the Supervisor, then the objecting Resident may appeal to the ownership of the company which employs the Supervisor in writing within seven (7) days of receipt of the confirming letter from the Supervisor. The appeal will be considered and responded to in writing.

7. No Waiver of Rights of Enforcement or Defense. If the matter is not resolved through

the above procedure, both the Park and the Resident will NOT have waived any legal rights related to enforcement of the Notice of Violation or to the defense of any such action.

I/We acknowledge that we have read and understand the foregoing Grievance and Appeal Policies and Procedures and agree to abide by the terms and conditions contained therein.

Home Site No.: _ Date: Resident: Date: Resident:

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The owner of a Home gives Management a Sixty (60) -Day Notice of intent to sell Home or move out.

Civil Code Section 798.59 states that an owner of a Home shall give written notice to the Management of not less than sixty (60) days before vacating his or her tenancy.

If the owner of the Home wants to sell the Home, Management will perform an exterior inspection to verify compliance with Park Rules and Regulations within ten (10) days after receipt of Sixty (60) -Day Notice from the owner of the Home.

Management will make every reasonable effort to provide the owner of the Home with results of the exterior inspection along with confirmation of Home Site rent amount and any other charges for the new buyer within ten (10) days after receipt of the Sixty (60) Day Notice.

Owner of the Home orders inspection of Home to verify compliance with Civil Code Sections 798.73 and 798.73.5, by licensed contractor experienced in the inspection of Mobile Homes; report will indicate necessary repairs or replacements.

All Homes for sale in the Park must comply with the Rules and Regulations that are in effect at the time the Home is sold, and be consistent with Civil Code Sections 798.73 and 798.73.5. To verify compliance, Management requires an inspection be obtained. If the owner chooses to sell his or her Home "in-place," the owner must make repairs per the inspection report.

EXHIBIT "F"

MOUNTAIN VIEW RESALE POLICY The purpose of this Mountain View Resale Policy ("Resale Policy") summary statement is to provide the essential information you need if you plan to sell your Home "in-place" or remove your Home from the Park. According to the Resale Policy, the primary factors that determine whether a Home is eligible to be sold "in-place" are as follows: 1) its physical condition and age; 2) its compliance with state and local building codes based on a full inspection report from a qualified inspector; and 3) an evaluation which concludes that the Home to be sold meets the definition of a "mobile home" per California Civil Code Section 798.3. Further detail regarding the conditions which provide the Park owner the authority to prohibit the sale of a Home "in-place" are described in California Civil Code Section 798.73. To establish compliance with the Resale Policy, the following procedures and requirements must be met. I. Your Home- Sale of Mobile Home (In-Place Sale) ACTIONS EXPLANATION/COMMENTS

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Potential buyers must be pre- qualified as a "Qualified Low Income Tenant"; Management can make this determination. (Please contact the on-site manager who will advise regarding required documentation).

Civil Code Section 798.74 states that Management will have the right of prior approval of any Mobile Home purchaser of a Home that will remain in the Park.

' Because the funding used by the City of Santa Monica to acquire the Park was designated for affordable housing to low income occupants, buyer household income cannot exceed eighty percent (80%) of the median gross income for Los Angeles County, adjusted for family size as determined by the US Department of Housing and Urban Development. Maximum household size requirements are also applicable. (See charts below).

Potential buyer must complete and sign a "Resident Application" and income

Applicants must have a satisfactory credit history and employment record.

Prior to sale, any necessary repairs are to be made.

The owner of the Home will obtain all necessary permits for repairs. Management requires the submittal of a sign-off by a licensed contractor or inspector stating that all repairs have been made per the inspection report

Civil Code Section 798.73.5 states that Management will require that prior to the sale of a Mobile Home, repairs to their Mobile Home and accessory structures must be completed.

Civil Code Section 798.73 allows Management to require removal of Homes which do not comply with current health and safety standards.

In certain cases, Management has the authority to require removal of travel trailers, Recreational Vehicles, or Mobile Homes from the Park upon submittal of a Sixty (60) Day Notice of intent to sell.

Civil Code Section 798.73 states that removal can occur upon submittal of a Sixty (60) -Day Notice of intent to sell if: 1) the Home is more than twenty-five (25) years old and does not comply with health and safety standards as determined by the appropriate enforcement agency; or 2) the Home is in significantly run down condition or disrepair; or 3) the Home does not meet the definition of "mobile home" per Civil Code Section 798.3.

However, such Homes can be sold if removed from the Park

II. Your Buyer

ACTIONS EXPLANATION/COMMENTS

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Bedroom Size

Number of Persons

0

1

1

3

2

5

3

7

verification form. Income must be verifiable and is typically three (3) times the amount of the monthly housing expense (includes Home Site rent and Home payment).

Maximum Income Levels at 80% of LA County Median Household Size

Income

Household Size

Income

1 2 3 4

$46,500 $53,150 $59,800 $66,400

5 6 7 8

$71,750 $77,050 $82,350 $87,650

Source: US Department of Housing and Urban Development (HUD); Effective March 6, 2015.

Maximum Household Size

Source: City of Santa Monica Housing Authority

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Ill. Sale of Mobile Home for Removal from Park (Offsite Sale) and Home Owner Departure

ACTIONS EXPLANATION/COMMENTS

Owner of the Home gives Management a Sixty (60) -Day Notice of intent to sell Home or move out.

Civil Code Section 798.59 states that an owner of a Home shall give written notice to Management of not less than sixty (60) days before vacating his or her tenancy.

Owner of the Home must remove the Home from the Home Site by the last day of the Sixty (60) -Day Notice and is responsible for leaving the Home Site free of all debris and leaving all utility hookups in safe and working order. Once Home is removed from the Home Site, the owner of the Home no longer has tenancy rights.

See Park Rules and Regulations for further information.

IV. Replacement of Current Homes

ACTIONS EXPLANATION/COMMENTS Installation of a replacement Home by a current owner of a Home for occupancy may not exceed current utility capacities, existing setback requirements, or be a recreational vehicle.

Because the City desires to upgrade and improve the Park by implementing a variety of improvements such as upgrading the infrastructure, Management reserves the right to re-grade the Home Site when it is vacated by the old Home. Additionally, the replacement Home must be consistent with City zoning and building requirements that pertain to Mobile Home parks.

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This summary is not meant to replace the requirements of the Mobile Home Residency Law or any other applicable laws. Additionally, the above is subject to change and may not be all inclusive of those procedures that Management may require in the future. Please understand that there is a possibility that the buyer's application for tenancy at the Park could be denied, even if they have been approved for a loan or the seller has accepted the buyer's offer. For further information regarding the sale of your Mobile Home, please contact the On-Site Manager at (310) 828-4078. I/we, the signatories below, have received a copy of the Mountain View Resale Policy and agree to comply with such policies. RESIDENT(S) SIGNATURE: __________________________________DATE: ______________________ __________________________________DATE:_______________________ __________________________________DATE: _______________________ __________________________________DATE: _______________________

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