HomeMy WebLinkAboutRes No 1558PLANNING COMMISSION RESOLUTION NO. 1558
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, APPROVING A
TENANT IMPACT REPORT AND A 104 LOT TENTATIVE
TRACT MAP TO SUBDIVIDE AN EXISTING MOBILE HOME
PARK INTO A RESIDENT -OWNED CONDOMINIUM PARK,
VIA A "ONE" LOT SUBDIVISION, LOCATED ON THE
WEST SIDE OF PORTOLA AVENUE BETWEEN MAGNESIA
FALLS DRIVE AND RUTLEDGE AVENUE.
CASE NO. TT 27409
WHEREAS, the Planning Commission of the City of Palm Desert,
California, did on the 18th day of February, 1992, hold a duly noticed
public hearing to consider the request of PORTOLA PALMS MOBILE HOME PARK
for the project described above; and
WHEREAS, said application has complied with the requirements of the
"City of Palm Desert Procedure for Implementation of the California
Environmental Quality Act, Resolution No. 80-89," in that the director
of community development has determined that the project qualifies as
a Class 1 categorical exemption; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to
be heard, said planning commission did find the following facts and
reasons to exist to justify approval of the tentative tract map:
1. That the proposed tentative tract map is consistent with the
Subdivision Map Act.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of Palm Desert, California, as follows:
1. That the above recitations are true and correct and constitute
the findings of the commission in this case.
2. That Tentative Tract Map No. 27409 and the Tenant Impact
Report attached hereto as Exhibit "A" are hereby granted,
subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the Palm
Desert Planning Commission, held on this 18th day of February, 1992, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JONATHAN, RICHARDS, SPIEGEL, WHITLOCK
NONE
NONE
DOWNS
CAROL WHITLOCK, Chairperson
ATTEST:
RAMON A. DIAZ, S'ec7ary
Palm Desert Planni Commission
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PLANNING COMMISSION RESOLUTION NO. 1558
CONDITIONS OF APPROVAL
CASE NO. TT 27409
Department of Community Development:
1. The development of the property shall conform substantially with
exhibits on file with the department of community
development/planning, as modified by the following conditions.
2. The development of the property described herein shall be subject
to the restrictions and limitations set forth herein which are in
addition to all municipal ordinances and state and federal statutes
now in force, or which hereafter may be in force.
3. No existing residents shall be relocated as a result of this
tentative tract map.
4. A permanent location for the trash enclosures at the southwest
corner of the property shall be established and approved by the
department of community development.
Department of Public Works:
1. Complete tract map shall be submitted as required by ordinance to
the director of public works for checking and approval prior to
city council approval and recordation.
Riverside County Fire Department:
1. Required improvements shall be provided to the satisfaction of the
fire marshal.
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TENANT IMPACT REPORT
DATED: January 10, 1992
The Portola Palms Mobilehome Park Acquisition Association,
Inc., the subdivider of the Portola Palms Mobilehome park located
at 43-155 Portola Avenue, Palm Desert, California, hereby files the
Tenant Impact Report, as required by Section 66427.4 and 66427.5 of
the Government Code, in conjunction with the filing of the
application for a Tentative Map covering subject project.
The Portola Palms Mobilehome Park Acquisition Association,
Inc., the non-profit mutual benefit corporation organized by the
residents of the Portola Palms Mobilehome park for the purpose of
purchasing and converting the park to a condominium project, has
elected to avoid the economic displacement of all nonpurchasing
residents in following the manner described in Section 66427.5 of
the Government Code as follows:
A. As to nonpurchasing residents who are not lower income
households, as defined in Section 50079.5 of the Health and
Safety Code, the monthly rent, including any applicable fees
and charges for use of any preconversion amenities, may
increase from the preconversion rent to market levels, as
defined in an appraisal to be conducted in accordance with
nationally recognized appraisal standards, in equal annual
increases over a four year period.
a. The market value of each lot/space in a park varies
according to, but not limited, to the following
attributes:
1. Size of pad
2. Size of lot
3. View available from lot
4. Location of lot in park
5. Noise factor & other environmental factors
6. Location relative to park amenities
7. Other considerations
b. Subdivider shall hire a MAI appraiser to determine
the relative value of each lot/space as compared to the
total value of the park. The relative value for each
lot/space shall be expressed as a percentage of the total
value of the park as a whole.
c. The average purchase price for all the lots/spaces
in the park shall be computed by dividing the park
purchase price by the number of lots/spaces in the park.
The above computation will then be interpolated to
provide the percentage of the average purchase price to
total purchase price. This will be referred to as the
average purchase price percentage.
d. The difference between the average purchase price
percentage for each lot/space in the park, as set forth
in "c." above, and the relative value percentage,
referred to in "b" above, shall be referred to as price
deviation percentage.
e. The MAI appraiser shall also be hired to determine
the average market level of rents in mobilehome parks in
the market area where the park is located, assuming no
rent control ordinances impact rental levels. The
resultant average market level of rents in the area will
then be multiplied by the price deviation percentage.
The result of this computation will result in the
appraised market level rent applicable to each lot/space.
B. As to nonpurchasing residents who are lower income
households, as defined in Section 50079.5 of the California
Health and Safety Code, the monthly rents, including any
applicable fees or charges for use of any preconversion
amenities, may increase from preconversion rent by an amount
equal to the average monthly increase in rents in the four
years immediately preceding the conversion, but in no event
shall the monthly rent be increased by an amount greater than
the average monthly percentage increase in the Consumer Price
Index for the most recently reported period, as applicable to
the Los Angeles -Long Beach reporting areas.
C. In the conversion process for the Portola Palms
Mobilehome park, the Subdivider will be required to borrow
funds from the following sources to close escrow for the
purchase of the park from its current owners:
source of funding
estimated
amount interest
rate
1. Financial Institution $3,600,000.00
2. State of California-MPROP funds 850,000.00
3. City of Palm Desert-RDev Funds 464,000.00
totals 4,914,000.00
10.0 %
3.0 %
DEPARTMENT OF REAL ESTATE REGULATIONS PROHIBIT THE USE OF
PROSPECTIVE PURCHASERS' FUNDS TO PURCHASE THEIR LOTS/SPACES
TILL SUCH TIME AS THE DEPARTMENT OF REAL ESTATE HAS ISSUED ITS
PUBLIC SUBDIVISION REPORT ON THE PROJECT.
The obligations to the financial institutions will be
repaid from the proceeds of escrow for the sale of individual
lots/spaces. The obligations to the State and the City of
Palm Desert will be rolled over to provide the funding needed
for assistance to low income residents in the park.
These obligations will accrue monthly interest payments
in an amount estimated at $35,000.00 per month, equal to
$246.00 per unit per month. In addition to these monthly
payments on interest, the Homeowners Association will incur
costs and expenses of approximately $80.00 per unit per month
for the administration and maintenance of the Common Areas in
the park. In addition to the above two items, real property
taxes in an estimated amount of $15.00 per unit per month will
also accrue. In order to cover all the costs incurred during
the conversion period, each resident in the park will be
required to pay $341.00 per month per space, or a prorated
amount thereof till such time as the escrow for the purchase
of their space closes.
The rents applicable to nonpurchasers, as set forth in
"A" and "B" above, shall commence on the first day of the
month following the expiration date of the 90 day first right
of refusal period following the issuance by the Department of
Real Estate of its Public Subdivision Report on the project,
as provided by Section 66427.1(d) of the Government Code.
D. Disposition of nonpurchasers' lots/spaces:
The "unsold" spaces occupied by nonpurchaser households,
shall first be offered for sale to the City of Palm Desert,
then to the Homeowners' Association that will be organized at
a later stage of the conversion process, then to individual
residents who reside in other lots/spaces in the park, and
then to the General Public.
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