HomeMy WebLinkAboutRes 08-91 PM 31862 Indian Springs Ltd 11-24-2008 �
CITY OF PALM DESER ����� �� �����
PUBLIC WORKS DEPART ENT -�j������� --�O � �-p�
C� PA�fD TO 2ND REAUtI�G
STAFF REPORT
REQUEST: Adopt Resolution # 08-91 Approving Parcel Map 31862
SUBMITTED BY: Mark Greenwood, P.E., Director of Public Works
* Continued to the meeting of October 9,
APPLICANT: Indian Springs, Ltd. 2008, with a meeting to be conducted
C/o James &Associates, Inc. �th ali Indian Springs Mobile Home Park
255 N. EI Cielo Road, Sulte 286 residents prior to that date in order
Palm Springs, CA 92262 to provide explanation for Parcel Map
No. 31862. 4-0 (Benson ABSENT)
DATE: September 11, 2008 ��
F.��.�,�!'€'����>�T�..�,,�.�-�
CONTENTS: Resolution, Conditions of Approv �,✓;,a�,���,� '`y -
Tentative and Final Maps, Vicinity�M� �l�" U ,
, -�► �.,. .,
,
Recommendation:
By Minute Motion, waive further reading and adopt Resolution No. 08-91,
approving Parcel Map 31862.
Discussion:
Parcel Map 31862 encompasses the Indian Springs Mobile Home Park located on the west
side of Highway 74 immediately north of Silver Spur Mobile Home Park, and west of and
across the highway from Canyons at Bighorn. The map consists of one parcel with a
condominium overlay for the conversion of mobile home park spaces to condominium units.
The tentative map was approved by the Planning Commission on December 29, 2004 and
will expire in September 2009.
Those conditions of approval related to the map have been satisfied. This map conforms to
the requirements of the Subdivision Map Act and City ordinance and it is substantially the
same as it appeared on the tentative map.
Staff recommends adopting the attached Resolution for the approval of the subject map.
Prepared B : �/ Depart ad:
ry
R. Page Garner, L.S. Mark Gree ood, P.E. �
Sr. Engin r/City Surve or Director of Public Works
App� al:
�/h
�/ � `, //� � �_
�f.
Homer Croy Carlos Ortega ian�
ACM for D el ment Services City Manager�
G:IPub WorkslSfaff Repo�ts120081September 11101 PM 318621Approve Parcel Map 31862.doc
REQDEST FOR APPROVAL OF PARCEL MAP N0. 31882 (Indian Springs, Ltd., c/o James
� Associates, Inc. Applicant)
Rec: Waive further reading and adopt Reoslution No. 08-91, approving the
Map of Parcel Ma.p No. 31862
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CITY COUNCIL�ION:
APPROVED DENIED
R�CEI�IED_--- __._. OTHER --'""—
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VERIFIED B'Y:
original on File wit ' y C1erk's pffi�e
RESOLUTION NO. 08-91
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, APPROVING THE MAP OF PARCEL MAP NO.
31862.
BE IT HEREBY RESOLVED, by the City Council of Palm Desert,
California, as follows:
(1) The Map of Parcel Map No. 31862 of the City of Palm Desert,
California, is hereby approved as the official map of said parcel
map, subject to the conditions of the Tentative Map.
(2) The City Engineer is directed to process the Parcel Map for
recording upon receipt of payment of all fees.
PASSED, APPROVED, and ADOPTED by the City Council of the City of
Palm Desert, California, on this 11th day of September, 2008 by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JEAN M. BENSON, MAYOR
CITY OF PALM DESERT, CALIFORNIA
ATTEST:
RACHELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
City of Palm Desert ArcIMS Map Output Page 1 of 1
PARCEL MAP 31862 VICINITY MAP
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PLANNING C�MM�lSSION i�E$ULUTlON NO. 2319
A RES�LUTION 4F THE PL.ANNING C(7MMISStON OF THE C1TY
OF PALM DESERT, CALiFORNfA,APPROVING A PARCEL MAP
CREATiNG A �N�-LdT SUB[71VISION WITH A CONDUMfNIUM
- �OVERLAYATTHE 991-SPACE INDIAN SPRINGS MOB(LE H�ME
PARK LOCATED AT 49-305 HIGH1ltlAY 74 (APN 652�='l20-007). �
�ASE NO,� .P�ir�31862
WHEREAS,the Planning Commission of the City of Palm Desert, Califomia, did on
the 7th and 29th days of December, 2D04, hold clufy r�oticed pubi�ic hearings to cansider
� --��e-r�qtrest-�rf-{�ND+A�fV--S�RIt�l6S�D:,—a-C-alifomia--f=imited-tiabitify-�Eompany;-for----
approv�l of PM 31862; and
WHEREAS,said application has complied with the requirements of the"City of Palm
Dase�t Procedure for fmplementatian of the California Environmental Quality Ac#,
Resolution No. 04-1 Q6,"in that the Director of Community Devefopmen#has prefiminarily
determined that the project is a Class 1 Categorical Exemption for the pu�poses of CEQA;
and '
WHEREAS, at saic! public hearing, upon hearing and cansidering a!I testimony and '
arguments,if any,of all interested persons desiring to.be heard,said Planning Commission
. did find#he fa[lowing fiacts and reasons#o exist to}usfify approvat of said parcef map and
conditions impased thereon: � .
1. The project as it ex�sts and as it wiI!cantinue to exist wi#h 191 units complies
with the medium densiiy provisions o#the General PEan.
2. The praject �as conditioned complies wifh the General Plan and wi�h the
provisions of Goveminent Code Section 66427.5. .
. 3. The indian Springs saptic system represents an existing health and safety
condi#ion the# needs to be mitigated by a requiremen#of connection to the
sewer system because: '
. . � ..
• !# is a high density sys#em, serving 191 units on a 34.7-acre site. �
• Septic systems, by their nature, threaten groundwater resaurces>
because o#pass through�of ni�rates ancf certain organic compounds.
• The septic system is 35 years old, wFiere the a��rage useful life is 25
yea rs.
� . • The septic_ sjrstem has had a histary of problems and poor
maintenance.
r': f,
PI.ANNING COMMISSfON RESOI,UTIQN NO. 2�19
• The Acting Assistant Executi�e Officsr #or�he Cafifomia Regionai
Water Quality Control Board testified that#he system poses a threat
to groundwater resources,
• Correspondence from both the Caliiornia Regional Water Quality
Cantrof Baard and the Coachella Vai(ey Water District documents the
threat that sepfic systems pose to graundwater resources and
. ._.._.._.._....__..__ �-Te-comm�rrd-#hat s-eptfc sys#ems+be�#is�ontinue .
• Tes#imony of the residents regarding a his#ory 4f problems with the
system.
NOW, THEREFORE, BE IT RESOLVED by the P[anning Commission of the City
of Palm Desert, California, as follows:
1. That the a6ove recitations are true and correct and constitute the findings of .
the Planning Commission in this case.
• 2. Tha##he Planning Cammission does hereby determine thafi the project is a
Class 1 Categoricai Exemptian for the purposes of CEQA.
3. That the Planning Commission does hereby approve PM 318fi2, subject to
ti�e attached conditians.
PASSED, APPROVED and ADpPTED at a reguiar mesting of#he Palm Desert
Pianning Cammission, hetcl on this 29th day of December, 2004, by the following vote, to
wit:
.. �. .
AYES: CAMP�ELL, F�NERTY, LaPEZ SCHOPP, ,lONATHAN •
NOES: NONE
ABSENT: NONE � ��
ABSTAIN: NONE � •
- SABBY J NA N, Chairperson
ATTEST: .
STEP EN . SM1TH, Acting Secrefary
Palm Desert Planning Commission • .
� . �
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,
PLANNfNG COMMISStON RESOLUTtON NO: 2319
C�NDlTC�NS pF APPR�VAL
CASE NO, PM 37862 � �
Deoartment af Communi#y Deveiopmerrt:
---- --a-.----�F►�-applicafio�i�scribed-k�eKei�-sqa�l-be-s�bjes�#�-�t����s��iE�iar-�s-a�d-�i�rit-ati«n�s—
set fvrth herein which are in additian #a afl municipal ordinances and state and
federaf statues now in force, ar which hereafter may be in force.
2. That pursuant,to Govemment Cods Section 66427.5 (a), the subdivision shall ofFer
each existing tenant an opfion to either purchase his ar her condominium or
subdivided unit, which is to be crested by the conversion of fhe park fo resider�t
ownership, or to continue residency as a tenant. Subdivider to provide the City with
a certified statement as to tt�e dafe of delivery of said afFer. �
3. That pursuant to Govemment Code Section 6fi427.5 (f} (1}, for aN non purchasing
residents who are nof lower income households, as defined in Secfior� 5Q079.5 of
. #he Health and Safety Code, the mon#Fify rent, including any applicat�le fees or
charges fvr use of any preconversi�n amenifies, may increase from the
preconversion rent to market leveis, as defined in an appraisat cQnducted in
accordance wi#h natior�ally recognized professional appraisal standards, in equal
annual mcreases aver a four-year period,
4• That pursuan#ta Govemmen#Code Section 66427.� �� (2}, fior afl non purchasing
residents who are lower income households, as defined in Sec#ion 50079.5 of the
Health and Safe#y Cade, the rrionthly rent, including any appiicable fees or charges
for use of any preconversion amenities, may increase from #he preconversion rent
by an amount equal ta the average monthly increase in rent in the four years
immediately preceding the cfln�ersian, exceptthat i� no event shafl tfie monthly rent �"
be increased by an amount greater than the average monthty percentage increase
� in the Consumer Price Index for the most recently reparted period. �
5. Tha# the subclivicler, p�ior to the sale of each unit, shali conneet said unit to the
-public sewer system and provide evidence of same ta the purchaser. �
B. lndian Springs shall defend, indemnify, and ho(d harmless the City of Palm Desert
as wel! as its agents, officers, and employees from any claim, action, or proceeding
against fhe City or its agents;o�cers, or employees to attack, set aside, void, or
annuf, any approvat of the Ci#y, #ne City Planning Commissio�t, any City Board, or �
the Gity-�ouncif-eonceming #his subdivision,which action is bpought within the time
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� PLANNING COMMiSSlON R�SQLUTION NO.'2�1'9 .
period provided for in Government Code Section 66499.37. This section shall not
a�aply to any ac#ian brought hy the appiicar�t to challenge the City's actions in this
matter. The City shaEl promptly notify Indian Springs.vf any such claim, action, or
proceeding and the Ciiy shall cooperate fully in the defense. This candition is
imposed pursuant#o Gavemment Code Section§66474.9(b).This section shai(nat
apply to any ac#ion hrought by applicant to challenge the City's actians in this
matter.
De,ganment of Public Works;
1. Application approva) by City is subject to complete parcel map being submitted to
the City Engineer for checking and approval.The parcel map shafl be based on a
fleld survey in conformance witF�the requirements of the Subdivision Map Act and
City �rdinances.
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ALESHIRE o��co�cy o��
. � WYNDER, LLP 18881 Von Karman Avenue
Suia 400
A T T O R N E Y S A T L A W Irvine,Califotnia 92612 �
www.awattorneys.com Phone949.223.1170
Fax 949.223.1180
Email: ssoltani�a,awattorneys.com
Direct Dial: (949)250-5407 �8��(�Office:
South Bay Centre
1515 Wesc 190rh Strcet
South Tower,Suite 565 '
Gazdona,CaliEornia 90248
September 11,2008 Phone 310.527.6G60
Fau 310.532.7395
VIA CERTIFIED MAIL;RETURN RECEIPT REQUESTED AND E-MAIL
Honorable Mayor and City Council
73-510 Fred Waring Drive
Pa1m Desert,CA 92260
Re: Objection to Approval of Parcel Map 31862(Indian Sprin�s,L•td•)
Dear Honorable Mayor and City Council:
Just today, the Indian Springs Mobile Homeowners' Association (the "Residents") first
received na�ice of the Ciry Council's anticipated approval of Resolution 08-91 and Parcel Map
No. 31862("Map")and strenuously objects to the approval for the faregoing reasons:
• The Condition of Approval requiring the Park to cannect to the public sewer
system has not been satisfied Connection of the Park to the public sewer system
has not occurred. Resolution 08-91 and its corresponding staff report erroneously
sta.te that the condition of approval number 5 to the tentative map, which requires
"that the subdivider, prior to the sale of each unit, sha11 connect said unit to the
public sewer system and provide evidence of same to the purchaser," has been
satisfied and based on that,recommends approval of the final map.
Furthermore, the Subdivision Declaration of Restrictions states that "each
Condirion of Approval of the City Council pursuant to [Planning Commission]
Resolution No. OS-18A shall be terminated or deemed satisfied as required under
the terms and conditions of each Condition of Approval." The Park's connection
to the public sewers has not been completed nor has the Park posted a bond
guaranteeing the faithful performance of the sewer connection pursuant to
Government Code § 66499.1, and thus, the Conditions of Approval cannot be
deemed sa.tisfied.
Since the Map does not conform to the Conditions of Approval, the City "shall
disapprove the Map." (Government Code § 66458(a).)
• The Park has failed to submit a survey of support in compliance with
Government Code §66427.5(d). Said survey of support should have been
prepared in accordance with an agreement with the Residents,which has not been
completed.
� �
01053/0001/61732.01
�
`/�a .
!
C
^
�
�
Honorable Mayor and City Council
September 11, 2008
Page 2
• Approval of the Map at this time would improperly utilize the Residents'current
disvuted rents as the base in calculating post-conversion rents pursuant to
Government Code §66427.5(�. The Residents are scheduled to appear before
the City of Palm Desert's Rent Review Commission on September 22, 2008 to
� discuss the following three items: (1) the Park's capital improvement application,
(2)the City Attorney's Opinion rendered in response to the Residents' Petition for
Further Legal Interpretation,and(3)the Park's August 1,2008,CPI rent increase.
Implementation of the City Attorney Opinion would likely cause necessary
adjustments in both current and past rents. Approval of the Iv1ap today is
untimely as it would improperly utilize the current, disputed rents in calculating
post-conversion rents. �
• This approval is based upon an illegal settlement reached by Indian Springs,
Ltd., owner of Indian Springs Mobile Home Paxk (the "Park"), and the City,
which attempted to condition seitlement on the blanket approval of all rents
charged to the Residents over the past 25 years. The Residents objected to this
same illegal settlement on June 30,2008 and reassert those objections today.
• No notice was provided to the Residents of the approval of the Map,the persons
most impacted and prejudiced by the Park's conversion. The Residents request
that the consideration of the Map be continued to such date tha.t the Residents and
their legal counsel have an opportunity to consider the issues,be present to review
all appropriate documentation,and state their objections.
If you have any questions or comments please feel free to contact me.
Very truly yours,
ALl%�ZE&WYNDE LP
�.. �
y K. ol i
cc: Rent Review Commission,
City of Palm Desert
Carlos Ortega
City Manager,City of Palm Desert
Frankie Riddle,Director of Special Programs,
01053/0001/61732.01
g
.
Honorable Mayor and City Council
September 1 l,2008
Page 3
City of Palm Desert
Anne James,James&Associates,
Management,Indian Springs Mobile Home Park
Mazi Schmidt,Legislative Representative,
Indian Springs iVlobile Homeowners'Association
Bette Heinze,President,
Indian Springs Mobite Homeowners'Association
David Spangenberg "
David Erwin,Esq.
Robert W. Hargreaves,Esq.
William W. Wynder,Esq.
Ken Freschauf
0105310001/61732.01
v� r �.�
.�iT `� ` �.���.}�R��E�IC�
�r° r
'';���-� C.i�.:s�� . �,�°�,
Date: October 6,2008 ?�(1� (��'� —�j �� $: �3
Palm Desert City Council
Palm Desert,CA
Re: Palm Desert City Council Meeting-September 11,2008
Agenda Item: Indian Springs Mobile Home Park
To Whom It May Concern:
Residents of the Indian Springs Mobile Home Park who were in attendance at the above-referenced City
Council meeting were advised that no vote would be taken regarding the proposed condominium conversion
plat map until such time as a town-hall style forum with the Council was scheduled to allow any and all
concerned residents of Indian Springs the opportunity to express their opinions regarding the conversion.
This is a matter of public record.
On Thursday,October 11,2008,listed as an agenda item for the PDCC meeting is a vote on the proposed
conversion plat map.
In view of the fact that no public forum has yet been scheduled,and there is now insufficient time to notify
residents of such a forum,it is requested that the vote on the conversion issue be delayed and a date
scheduled,sufficiently in advance to allow for appropriate notice, for our public hearing.
Additionally,as a concerned resident,it is my belief that thorough scrutiny is warranted as to the validity of
staff report conclusions. It is incumbent upon the PDCC to ensure that the best interests of the residents of
Indian Springs,your electorate,are being protected.
Thank you.
' cere ,
C....�. i��,�.�.�
• Gordon D Davis
Resident,Indian Springs Mobile Home Park
Klassen, Rachelle
From: Robert Hargreaves [Robert.Hargreaves@bbklaw.com]
Sent: Friday, October 03, 2008 3:20 PM
To: Sue Loftin; Sunny Soltani; Klassen, Rachelle
Cc: Garner, Page; Thomas Casparian; David Erwin
Subject: Indian Springs Map continuance
Colleagues:
Due to unresolved legal issues, we have requested that council action on the Indian Springs final map be delayed until
Nov. 13 and that the item be pulled from the October 9th agenda. Ms. Loftin has not opposed that request.
Regards
Robert W. Hargreaves � Best Best & Krieger LLP
74-760 Highway 111, Suite 200 � Indian Wells, CA 92210 � Tel: (760) 568-2611 � Fax: (760) 340-6698
**********************�************************�*************�**********************�
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we inform you that any U.S. tax advice contained in this communication (or in any
attachment) is not intended or written to be used, and cannot be used, for the
purpose of (i) avoiding penalties under the Internal Revenue Code or (ii)
promoting, marketing or recommending to another party any transaction or matter
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1010912008 12:06 7604312003 LOFTIN FIRM PAGE 01�04
T h � �, o f c � n F � r m 5760 Ffeet Street,Suite�10
�11I pp�yIp p��' Carlsbad, Califomia 92008
'I:N���.�'�4���. ,.. .� y� +��q. �� :...� Illi���i?�u"�'����7� r'.^'�
� . '"� � Te1760.431.2111
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�4' � �a' ..,
. ��' �".. �� �� 1 ii`I� � ��;`.,�k,:.,
. .,. . y� 9'y�",r.� - ,
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Attorneys at Law � -��`'�� ��
. ��:.::�
� '� CA7-rt
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Honor�ble Mayor&City Council F�m; ��ly Sweet/Sue Laftin
To:
Members
Fax: 760-340-057� Pa9es; 3, including caver sheet
Phone: Date� October 9,2008
Rachelle D. Klassen,City Clerk
Re; Indian Springs MHP cc= Rent Review Commission,City of Patm Desert
Frankie Riddle, Director of Special Programs
.NOTtC�: The lnfonnation contained in this facsimile message is intended anly for the use of the
individual or entity to who�n it is addressed. 1f the reader of this message is not the intended reciple�t,or
the employee or agent responsible�o deliver it to the Intended recipient,you are hereby not�ied that any
dissemination,distribution,or copying of this communicatfo�n is striot#y prohibited. If you have recelved
this cammunicatlon in�rrvr, pleas�Nmmediately natify us by telep�one,and retum thg a�riginal rraessage
xo us at the above address rria the U.S.Postal ServlCe. Thank you.
Please find attached correspondence addressed to the Hanorable Mayor and City Council Member�, Rachelle D.
Klassen, City Clerlc, Rent Review Commission, Clty of Palm Desert and Frankie Riddle, pirector of Special
Programs. Please deliver copies to all parties referenced.
Thank You for yaur assistance with this matter,
10I09f2008 12: 06 7604312003 LOFTIN FIRM PAGE 02l04
T h e L o f t i n F i r m
. �� t,, `^�n
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: .,, : . � ,� ..,.;_� �,,. TenneaseeLocati.on
Cax�sba.d.i,vcation ,
57G0 Fleet Street,Ste. 110 � '� � . �0711�Ir�in S�reef, Sfe.205
Carisbad, Califortzia 92008 ����" Fra.nktr.n, 2en�essee 370G�
.T.el: 760.431.2111 . h TeI; 6Z5.567,6722
Faa:; 760.431_,Z003 t� r-�; �15.5��.��2�
�te�pond to Carlsbacl,CA Locatian �'�!�. ����
rvww.l,oltinfi,rm.com ClientJMatter NU.mber;010
�ic�fNnHlloftir�firrn.com
Attorneys at Law
Via Facsir��tle, F.m.ail, and Hand Delivered
October 9, 2008
Honorabie M�yor and City Council Members
72-510 �'rcd.Waring Drive
Pa,lm Desert, CA 92260
Re: kIeax-i���: Coz�tan,Ued fram.9-1.1-qR to 10-9-0$
Item No: XV.D. A�proval of Parcel Map No. 3X862; Resolutivn 0�,91
� Request: APPROVA,L OF F�N1�.� PARCrL 1V,iAP
Purpose; Con�rmation of Tcstimc�ny Respondin� to Ms. Solta.ni's
Correspondence date 9-ll-S
Dear HonoraUle Mayar and City Council Mczxa.bcrs:
This off ce r�presents the Applicaxxt u.nder Parcel Map No. 31862. Th.e purposc of the
inattcr that was be�oxe you on Septem.ber 11, 2008 �.ncl is now befoxe you as a cc�a�tinued item is
to approval a Fi��al Map. Approval. of � F'i.nal IVIap is xni.ni.steriai i.n nature. Tl�e question is
wbetl�er the 1��,�ali.cant has complied with the con.di.tivns of appr.ovai attached to the Tentative
Pareel Map No. 31862. The answex i.s yes, the App]icant ltas eompl.icd.with those candztioz�s.
At the September 11, �008 h.earin.g corres�atzd�nce was rccei�cd sazr�ctxnr�e in ih.e
aftcrnoon froz�n Attorney Solt�.ni. objecl:ing to 1:hc approval o£ tt�e Fi,naJ Map. Ea,c1i Sol.i;ani.
objectiot� �as addressed. vcrbally at the Se�tenn.ber 11, 2008 h.earing and hereby confirrn;ed
izirther f�r thc record:
1. Co��ect�r,n aF Public Sewer, Depaxt�aez�t af Comnnunit,y Develo�m.ent,
Conditinn #5:
Condition �`5 reads as follows: That pur�,5•uunl to Gener�al Plara �iTal.ei• Resources
Fleme��t Polic,�� No. 4 �'��d Mr,�nici�cxl. C�d.e C_.ha��tea• 8.60, tTze sr�bdivr:der �riox 1:0
thc sale of each u��t. shall co�nect said unit l,o [lze pr�bl.xc sewei� and provide
eti��de�ce of same t.� l,hc pur^cha.rer,
M'Undian SpringslHcflrinc 1 U-4-(fR\I,tr lo City i0-9-S.doc
10!09/2008 12:06 7604312003 LOFTIN FIRM PAGE 03/04
�`.
� • TI�� .LOFTIN FIRM
Honora,ble Mayo.r & Ci1:y Cflunci..�
Octabex 9, 20(l8
Page 2 of 3
Tk�e Par,k i.s in the process of cousti-u.ctin.g tk�e publi.c sewer systena. a»d cozznecting
indiuid,u.al xz�.obilehomes to that system. Therc h.a.ve been no o�fcrs to sel! the
un.its (spaees) or a.ctual. sal.es of units (spaces). No salEs ca�, occur� until thc
Cal.ifornia Depa.rtxnettt of Rcai Estate i.ssues its Final Pu.b�a.c Report(permit).
T�a,i.s condition is a. condition which survzves th� approval of th.e Fix�al Map and
' whicll is protected v✓ithin the Subdivisi.on. Declaration v,f. Restrici:ions to be
recor.ded concurrcntly wi.tb. tbe Final Map, both. rec�.rdati.ons �o be in �.e cont�-o1
or City staff
2. The Park c�id x�ot Condu.et an A,cic�xtxo�al Su�r�vey, whieh was o�ae of the
o�tions u�ade� Co�dityon #7 of. the T��tatiwe P�rcel Map a.nprova�.
Cnndition. �`7 reads as follo�vs: Cor�ditio�� Na. 5, (t1�e Sewer Condztaon), will he
rerrzoved if, prior t�> llae approval of�he,frzal map, a.pplzcant e,s�abl,ishes to the
��ea,so7zahle satis�'t�c�ion of Ciry that up��licant's projeci }��idl resulr in a "bo�a f de
t�esfd,er�� cor�uersron" as ,"ECJuIY�d by GOverr�rrzerzt Cade Sectxot� 66421.5_ City
under.cta,ad.r "bona,�de re,sid.eJ�t cr�nvers�iot�" t.o mean a c,nnve�•sior� lr.'kely to ��es�r.l..t
ir� 1Fze ownersl�ip hy curre��� resr.'de��,c nf a recr.rn�aable num.ber of the lr�t,s.
Evzdence of a bona,fade resident conver,ric�n nsay inc7ude, b�.�t nod be lirnr'ted to:
(1) a survey qf support showi�ag sup��or�t hy a ret�soncrbl,e number of currerr.t
T�esidesa.ts; (2) a can�rnitmer�t hy a�ppl.icant t.o .sell l<�ts• ca cur"t'GJ?t YCSident.5 at fai��
�aaaf^ket��r�l.ue nt• less, pnc�/o�' (3) o�lzer evidet�ce subn�it�ed by the aP,�lacarit.
Ira ot.h..er wor.ds, the Applicant could eiLh.er do a survey �,r colrply wi.th Cond.iti.on
No. 5. The �.ppl.icant seiected to corxxpl.y with Cand.ition No. 5 and therefare, no
adciitiona.l.sur.�vey is rcquired.
3. Tk�e A,ct�orts Under tlae R�z�t Contirol �oard ,r��re Nnt Relate� to t�e Fi.nal
1V�ap,t�p�roval.
Tl�is objection is a.red-lz�rring. First o.f all,t.he ren1; ealcu.lati.ons ar.e done as of thc
date o£the.�'inal Public Report, r,ot the Final Map_ Secoildly, in thc event there
1re cllangcs to t..h.e l�ase .rent u,nd.er the r-e�Ferencccl Ren.t C�ntrol M��;ers, :it is
simply a...m..atier of adjusting tlle base numbErs,
4. Tixexe �o n�ilte�al settlema�nt.
Th.is i.s a mislc�.ding a.za.d er�,otio31a11y chaz�ged ailegati.on. The.re i.s no ill.cgal
settl�ment.
5. No Notiee Was Provided 10 tk�e Residenfs of the A.�prov�l of tl�e 1VXap. Tl�e
l�ea.rina w�s proper..ly nat.iced.. Notwith:standi.ng, the City Council approved a
con.tix�nance for ihe purpose of ineetiing with the re5idel-�.ts io e.�pl�.i.n tlze pr�cess.
M;\Indir�n 5prin�c\T�leari��g 10-9-D$\l..r.r I.�C;ity 10-9•R.cloc;
10I09/2008 12:06 7604312003 LOFTIN FIRM PAGE 04104
THE LOFTIN FiRM
Hanorable Mayor&City Council
dctobcr 9, 2008
Pa�e 3 0�'3
The Applican.i has eomplied with all condita.on.s of appr.oval. The staff has confi3rrncd th.i.s
st�,tus. Thcre is no 1.cga1 l�asi.s fvr denial of the Fi.nal Map.
Sincerel.y,
Tz�� rTZN Fi
�_ 'ue . oflin, Es
cc: Rachell.e D. Klasscn, City Cle�k.(Vi.a 1�acsir�zi.le) �
Davicl Erwin, Esq. (Via F.��ail) �
Rabert VV. T.-iargteaves,Esc�. (Vicz E'rrzarl)
�ea,,t Revi.ew Commission, City of Palm Desert(Via F'acsr.'rrtile)
Franki.e Riddle, Direetor. of Speci.al Pr.vgr.a�ns, City of Palm T�esert (Via Fac,ST�ile)
Richa�rd Clase, rsq. (Via E�naal)
David Spang�nbcrg; Esq. (T/zc��Email�
Suz�z�.y T�. 5oltan.i,, Fsq. (Via,Facsfna�l.e)
�
ivi;\lndis�»5�rin�s\[Icarin�, 10-9�08\Ltrto City 10-9-8.d�>c;
, V
Klassen, Rachelle �
From: Klassen, Rachelle
Sent: Friday, October 10, 2008 10:12 AM �
To: 'sloftin@loftinfirm.com'; 'ssoltani@awattorneys.com'
Cc: 'Robert Hargreaves'; 'David Erwin'; Mendoza, Grace
Subject: 10/9/08 Palm Desert City Cncl Mtg. - ISMHP Letters "—
Attachments: ISMHP-Soltani Ltr 10-9-08.PDF; ISMHP-Messner Ltr 10-9-08.PDF; ISMHP-Loftin (�
Ltr-10-9-08.PD F ��
'� �
Per your requests, attached are copies of the letters submitted yesterday(10/9/08) during the Palm Desert City Council
Meeting in the matter of Parcel Map No. 31862 (Indian Springs, Ltd., c/o James&Associates, Inc., Applicant).
Please let us know if we can be of any further assistance.
Racli¢��¢ D.K�assaN, CMe
City Clerk,City of Palm Desert
73510 Fred Waring Drive
Palm Desert, CA 92260-2578
Ph: (760) 346-0611, Ext. 304
Fax: (760) 340-0574
rklassen@ci.palm-desert.ca.us
1
T h e l o f t i n F i r m
Carlsbad Location f� ���f`'� "���`�''�` `� Tennessee Location
5760 Fleet Street, Ste. 110 , � 407 Main Street, Ste. 205
Carlsbad, California 92008 i y ` ` � ' Franklin, Tennessee 37064
Te1: 760.431.2111 � ' Te1:615.567.6722
Fax: 760.431.2003 �� � Fax:615.567.6723
Respond to Carlsbad,CA Location
www.loftinfirm.com Client/Matter Number:010
sloftinQloftinfirm.com
Attorneys at Law
Via Facsimile, Email an and Delivered Ce
October 9, 2008 ( `�--� �
Honorable Mayor and City Council Members `���
72-510 Fred Waring Drive C
Palm Desert, CA 92260
Re: Hearing: Continued from 9-11-08 to 10-9-08
Item No: XV.D. Approval of Parcel Map No. 31862; Resolution 08-91
Request: APPROVAL OF FINAL PARCEL MAP
Purpose: Confirmation of Testimony Responding to Ms. Soltani's
Correspondence date 9-11-8
Dear Honorable Mayor and City Council Members:
This office represents the Applicant under Parcel Map No. 31862. The purpose of the
matter that was before you on September 1 l, 2008 and is now before you as a continued item is
to approval a Final Map. Approval of a Final Map is ministerial in nature. The question is
whether the Applicant has complied with the conditions of approval attached to the Tentative
Parcel Map No. 31862. The answer is yes, the Applicant has complied with those conditions.
At the September 11, 2008 hearing correspondence was received sometime in the
afternoon from Attorney Soltani objecting to the approval of the Final Map. Each Soltani
objection was addressed verbally at the September 11, 2008 hearing and hereby confirmed
further for the record:
1. Connection of Public Sewer, Department of Community Development,
Condition #5:
Condition #5 reads as follows: That pursuant to General Plan WateY Resources
Element Policy No. 4 and Municipal Code Chapter 8.60, the subdivider prior to
the sale of each unit, shall connect said unit to the public sewer and provide
evidence of same to the purchaser.
M:\Indian Springs\Hearing 10-9-08\Ltr to City 10-9-8.doc
THE LOFTIN FIRM
Honorable Mayor& City Council
October 9, 2008
Page 2 of 3
The Park is in the process of constructing the public sewer system and connecting
individual mobilehomes to that system. There have been no offers to sell the
units (spaces) or actual sales of units (spaces). No sales can occur until the
California Department of Real Estate issues its Final Public Report(permit).
This condition is a condition which survives the approval of the Final Map and
which is protected within the Subdivision Declaration of Restrictions to be
recorded concurrently with the Final Map, both recordations to be in the control
of City staff.
2. The Park did not Conduct an Additional Survey, which was one of the
options under Condition #7 of the Tentative Parcel Map approval.
Condition #7 reads as follows: Condition No. 5, (the Sewer Condition), will be
removed if, prior to the approval of the final map, applicant establishes to the
reasonable satisfaction of City that applicant's project will result in a "bona fide
resident conversion" as required by Government Code Section 66427.S. City
understands "bona fide resident conversion" to mean a conversion likely to result
in the ownership by current residents of a reasonable number of the lots.
Evidence of a bona fide resident conversion may include, but not be limited to:
(1) a survey of support showing support by a reasonable number of current
residents; (2) a commitment by applicant to sell lots to current residents at fair
market value or less, and/or (3) other evidence submitted by the applicant.
In other words, the Applicant could either do a survey or comply with Condition
No. 5. The Applicant selected to comply with Condition No. 5 and therefore, no
additional survey is required.
3. The Actions Under the Rent Control Board Are Not Related to the Final
Map Approval.
This objection is a red-herring. First of all, the rent calculations are done as of the
date of the Final Public Report, not the Final Map. Secondly, in the event there
are changes to the base rent under the referenced Rent Control Matters, it is
simply a matter of adjusting the base numbers.
4. There is no illegal settlement.
This is a misleading and emotionally charged allegation. There is no illegal
settlement.
5. No Notice Was Provided to the Residents of the Approval of the Map. The
hearing was properly noticed. Notwithstanding, the City Council approved a
continuance for the purpose of ineeting with the residents to explain the process.
M:AIndian Springs\Hearing 10-9-08\Ltr to Ciry 10-9-8.doc:
THE LOFTIN FIRM
Honorable Mayor & City Council
October 9, 2008
Page 3 of 3
The Applicant has complied with all conditions of approval. The staff has confirmed this
status. There is no legal basis for denial of the Final Map.
Sincerely,
THE FT1N FI
. ue oftin, Es
cc: Rachelle D. Klassen, City Clerk(Via Facsimile)
David Erwin, Esq. (Via Email)
Robert W. Hargreaves, Esq. (Via Email)
Rent Review Commission, City of Palm Desert (Via Facsimile)
Frankie Riddle, Director of Special Programs, City of Palm Desert (Via Facsimile)
Richard Close, Esq. (Via Email)
David Spangenberg, Esq. (Via Emai�
Sunny K. Soltani, Esq. (Via Facsimile)
M:\Indian Springs�Hearing 10-9-08\Ltr to City 10-9-8.doc:
4
" ALESHIRE Orange County Office:
18881 Von Karman Avenue
� wYNDER� LLP Suice 400
A T T O R N E Y S A T L A W Irvine,CaliFornia 92612
www.awattorneys.com Phone949.223.1170
Fa�c 949.223.1180
Email: ssoltani�a,awattorneys.com
Direct Dial: (949)250-5407 �s pnge�es Office:
South Bay Centre
1515 Wes[190th Street
South Tower,Suire 565
Gardena,California 90248
October 9, 20�g Phone 310.527.GGG0
Fax 310.532.7395
VIA E-MAIL AND HAND-DELIVERY �I
1 M or and Cit Council � •
Honorab e ay y � 0_ �
73-510 Fred Waring Drive � �
Palm Desert, CA 92260 �
��Re: Objection to Approval of Parcel Map 31 g62 (Indian Sprin s,g Ltd•��
Dear Honorable Mayor and City Council: �
On September 11, 2008, the Palm Desert City Council first considered Resolution 08-91
to approve Parcel Map No. 31862 ("Final Map"), consisting of one parcel with a condominium
overlay for the conversion of mobile home park spaces to condominium units. The tentative map
was approved by the Palm Desert Planning Commission on December 29, 2004 ("Tentative
Map").
After reviewing the minutes of the September 11, 2008 City Council meeting, I
discovered that statements were erroneously attributed to me. Councilman Jim Ferguson stated,
"As I understand it at this point, and I actually got an email here...relaying a conversation with
Ms. Soltani after she wrote this letter...having heard Mr. Erwin's explanation that she was in
concurrence, that this was not going to prejudice the residents, and would allow, in fact, the Park
owner to move forward with putting in the sewer system...By the way, for the record, I did get
this letter from...at 11:37 a.m. this morning in my e-mail..."
First, I would like to clarify that I have never made the above-statementsl. On the
contrary, I have always objected to the approval of the Final Map, first in my September 11,
2008 letter and again today on behalf of the Indian Springs Mobile Homeowners' Association
(the "Residents") for the foregoing reasons:
• The meeting between the City Counci[and the Residents to discuss and provide
explanation for the Final Map has not yet occurred. The Final Map was first
considered by the City Council on September 11, 2008. At that time, Mayor
Spiegel made a motion "that we continue this item to the first meeting in
October with a caveat, that there be a meeting of all the residents, so ... we can
hear all your concerns...." Mayor Spiegel also stated "We'll ask City Staff to set
' These statements are falsely attributed to me. I hereby request a copy of the September 11,
2008 email from 11:37 a.m. referenced in the September 11, 2008 City Council meeting minutes.
01053/0001/62541.01
�
.
Honorable Mayor and City Council
October 9, 2008
Page 2
the meeting up, give you all notices, and plenty of time to give you all the time in
the world to talk about your concerns, and that's what will happen."
The minutes of the September 11, 2008 City Council meeting indicate: "For
purposes of clarification: Mayor Pro Tem Spiegel moved to continue this item to
the meeting of October 9, 2008, with a meeting to be conducted with all Indian
Springs Mobile Home Park residents prior to that date in order to provide
explanation for Parcel Map No. 31862. Motion was seconded by Kelly and
carried by 4-0 vote, with Benson ABSENT."
Promptly thereafter, Ms. Mari Schmidt, Legislative Representative of the Indian
Springs Mobile Homeowners' Association, emailed Rachelle Klassen on
September 12, 2008 and identified October 4, 2008 as a date amendable to the
Residents for a meeting with the City Council. (See email from Mari Schmidt to
Rachelle Klassen dated September 12, 2008, a true and correct copy is attached
hereto as Exhibit "A.") Ms. Schmidt also requested the Council's dates of
availability. No response was provided until Ms. Bette Heinze, President of the
Indian Springs Mobile Homeowners' Association, initiated a meeting with Mayor
Spiegel which occurred on October 4, 2008. As a result of Ms. Heinze's October
4, 2008 meeting, the City has again been made aware of the Residents' desire to
meet with both City Council and staff to discuss the Final Map and the
implications of its approval for the Residents. The meeting date has not been
scheduled yet.
• Connection of the Park to the sewer system still has not occurred. Resolution
08-91 and its corresponding staff report erroneously state that the condition of
approval number 5 to the Tentative Map, which requires "that the subdivider,
prior to the sale of each unit, shall connect said unit to the public sewer system
and provide evidence of same to the purchaser," has been satisfied and based on
that, recommends approval of the Final Map. At this time, the sewer is not
connected and the City cannot assume that it will be. The condition of approval
cannot be satisfied until the sewer is actually connected. (See Exhibit "B",
Indian Springs Homeowners' Assoc. Sewer Construction Progress map, dated
September 21, 2008, indicating that 140 spaces out of 191 have not yet been
connected to the sewers.)
• The Park has not posted a bond guaranteeing the faithful performance of the
sewer connection pursuant to Government Code �66499.1. Without doing so,
the Park has not met the requirements of the Subdivision Map Act and approval of
the Final Map is improper.
01053/0001/62541.01
� �
Honorable Mayor and City Council
October 9, 2008
Page 3
• Approval of the Final Map without the sewer condition is impermissible. The
Residents have been informed that City Staff might be recommending removing
the sewer condition altogether from the approval of the Final Map. As all parties
fully acknowledge, the sewer connection is legally mandated by the California
Department of Housing and Community Development and was made a condition
of approval in the Tentative Map. Furthermore, the Final Map must be in
substantial compliance with the Tentative Map and it will not be if the Tentative
Map provides for a sewer connection while the Final Map does not. (Government
Code § 66474.1.) The scope of the hearing on the approval of the Final Map is
limited to whether the Final Map is consistent with the Tentative Map. If the City
wants to remove the sewer connection condition of approval, it is required to redo
the hearing on the Tentative Map.
"A local agency shall disapprove a map for failure to meet or perform any of the
requirements or conditions imposed by this division or local ordinance enacted
pursuant thereto; provided that a final map shall be disapproved only for failure
to meet or perform requirements or conditions which were applicable to the
subdivision at the time of approval of the tentative map; and provided further
that such disapproval shall be accompanied by a finding identifying the
requirements or conditions which have not been met or performed... (Gov Code
§§ 664732, 664583.) Given that the sewer connection was a condition of approval
in the Tentative Map, the Final Map cannot be approved if the sewer connection
is removed.
• Approval of the Final Map at this time would improperly utiliZe the Residents'
current disputed rents as the base in calculating post-conversion rents pursuant
to Government Code§66427.5(n. The Residents are scheduled to appear before
the City of Palm Desert's Rent Review Commission at an undetermined time to
2 A local agency shall disapprove a map for failure to meet or perform any of the requirements or
conditions imposed by this division or local ordinance enacted pursuant thereto; provided that a
final map shall be disapproved only for failure to meet or perform requirements or conditions
which were applicable to the subdivision at the time of approval of the tentative map; and
provided further that such disapproval shall be accompanied by a finding identifying the
requirements or conditions which have not been met or performed.... (Cal. Gov. Code § 66473.)
3 The legislative body shall, at the meeting at which it receives the map or, at its next regular
meeting after the meeting at which it receives the map, approve the map if it conforms to all the
requirements of this chapter and any local subdivision ordinance applicable at the time of
approval or conditional approval of the tentative map and any rulings made thereunder. If the
map does not conform, the legislative body shall disapprove the map. (Cal. Gov. Code § 66458.)
01053/0001/62541.01
�
Honorable Mayor and City Council
October 9, 2008
Page 4
discuss the following items: (1) the City Attorney's Opinion rendered in response
to the Residents' Petition for Further Legal Interpretation, and (2) the Park's
August 1, 2008 CPI rent increase.
Implementation of the City Attorney Opinion would likely cause necessary
adjustments in both current and past rents. Approval of the Final Map today is
untimely as it would improperly utilize the current, disputed rents in calculating
post-conversion rents.
In conclusion, the Residents urge the City Council to continue this matter until the
completion and connection of the sewers. If you have any questions or comments please feel
free to contact me.
V truly yours,
ALESHI WYND , LLP
y olt �
cc: Carlos Ortega
City Manager, City of Palm Desert
Frankie Riddle, Director of Special Programs,
City of Palm Desert
Mari Schmidt, Legislative Representative,
Indian Springs Mobile Homeowners'Association
Bette Heinze, President,
Indian Springs Mobile Homeowners'Association
David Erwin, Esq.
Robert W. Hargreaves, Esq.
William W. Wynder, Esq.
01053/0001/62541.01
Yage 1 ot L
Lesley Cheung
From: mschmidt[mschmidt1@dc.rr.com]
Sent: Friday, September 12, 2008 1:43 PM
To: Klassen, Rachelle
Cc: Hildner, (Jono)#86; Iverson, Margo#79; Henshel, Elaine#44; Messner, (Don/Martha)#85; Byron,
Carol; Ross, Ginger#41; Ferguson, Jim; Finerty, Cindy
Subject: Resident Meeting with Council Members/City Staff
PLEASE NOTE THIS MESSAGE IS SENT ON BEHALF AND AT THE REQUEST OF BETTE
HEINZE PRESIDENT OF THE INDIAN SPRINGS MOBILE HOMEOWNERS' ASSOCIATION AS
MS HEINZE DOES NOT HAVE EMAIL AND IS RECOVERING FROM KNEE SURGERY. FOR
THE SAKE OF EXPEDIENCY SHE HAS ASKED ME TO FORWARD HER THOUGHTS (AS
WELL AS THE BOARD'S� TO THE CITY COUNCIL.
Hi Rachelle - It was unfortunate yesterday that the residents were precluded from answering the
apparent misunderstanding felt by the Council members as to our "refusing to meet with them". Nothing
is farther from the truth. However, in response to Bob Spiegel's request for an IS resident meeting with
Council Members, we have checked around and Saturdav October 4, 2008 would be the best for the
residents here. Morning is always better for this older crowd but, we know everyone is very busy.
Would you please check into everyone's schedule and see if this works. If not, is there an alternate time
and date that would be better?
There is another issue for clarification and that is, yesterday Mr. Spiegel referred to the residents
meeting with City Staff which, of course, we have done. We had asked for a number of items referring
to loan assistance and down payment assistance for low and low/mod residents before a meeting with
Council members. Justin was to get us something. What I received from Carlos on Wednesday,
September lOth was simply the current qualifying income charts for low and low/mod income and
nothing more pertinent regarding the City's commitment to funding.
When Bette Heinze, President of the HOA Association, Jono Hildner and I met, upon Justin Mc Carthy's
request, with he and Cazlos Ortega on Monday, July 28th @ l0am, in Carlos' office, my notes of the
. meeting and my recollection of the meeting, is we did feel a meeting was a good idea, but, to be held
later in the year so that more of the residents would be here to attend and,that it would probably be a
better idea to hold it at City Hall Chambers rather than at the Indian Springs Clubhouse (which is
small) so that, also, more residents could attend and it could be more controlled as most residents are
quite incensed over all of the issues pertaining to ISMHP and the Park Owner's express constant
insistence that the residents should have to pay for the sewer installation. We left that meeting agreed
that we would get Board approval of the idea and let Carlos know the outcome and, they were to get us
some paperwork. That approval for a meeting has been granted, many of the residents feel it's a good
idea and, the October 4th date is a good one for us.
So, if there is to be a meeting and, as Bob said, it is supposed to be with City staff, we would request
that at least one City Council member be in attendance. The Board questions if the turnout would be
substantial with City staff only.
As you can see, I have copied Jim Ferguson and Cindy Finerty above. I have no emails for Bob Spiegel
and Dick Kelley and, of course, Jean Benson is out of the picture. Will you please expedite getting a
copy of this to them for me?
EXHIBIT � PAGE I
10/8/2008
Yage 1 ot'L
, Please let me know what you find out and I will pass it on to Bette.... Thanks, Mrw:
Mari Schmidt, Legislative Representative
INDIAN SPRINGS MOBILE HOMEOWNERS' ASSOCIATION
49-305 STATE HWY 74 #86
PALM DESERT,CALIFORNIA 92260
ph/fax--760.837.0093
. E��iIBIT�_PAGE_______
10/8/2008
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To Members of the City Council Page 1 of 2
Re: High Voltage Transformers Safety and Undocumented Easements
My name is Donald Messner,resident/owner along with my wife Martha at coach#85 in
Indian Springs Mobile Home Park(ISMHP)since March 2006.
I would like to bring to your attention the undocumented easements and infrastructure
that is currently present in the ISMHP that are not recorded on the Tenta.tive Subdivision
Plat Map that you are being asked to approve.
As a member of the HOA Board for the past two years, I haye been pursuing the utility
companies to upgrade the deteriorating infrastructure within our park. We were hoping
that the upgrading of the utilities could be coordina.ted with the insta.11ation of our new
sewer system, wbich is currently being connected to the public sewer system on Highway
74. My efforts to have the utilities upgraded at this time has been unsuccessful,however
in pursuing this project, we have documented all of the known"High Voltage
Transformer Vaults". (See my attachment#1)This pazk map,points out all of the known
existing locations of those vaults, illustrated with red dots.Note that there are fi$een(15)
that sit within lots that will be offered to the residents for purchase. Not one of these vault
locations are shown as an easement on the Tentative Subdivision Plat Map.
By using our lot#85 as an example, allow me to point out to you the problems of safety,
restrictions and cost that will occur to most all of the current coach owners, including a
number of unaware coach owners, if you are to approve this Tentative Subdivision Plat
Map showing NO documented easements or infrastructure.
There is a foriy-four(44)inch"High Voltage Transformer Vault"that sits at the entrance of our
carport driveway. It extends an additional twelve(12) inches into the driveway
from the proposed"floating"undocumented easement. T'he S. C. Edison Region
Manager,Kathleen DeRosa, gave me the explanation of a"floating"easement when she
came to my home to discuss the infrastructure issue I originaliy had submitted to the S. C.
Edison Company last year. The High Voltage line extends from the said High Voltage
Transformer along our existing driveway to within twelve(12) feet of the rear of our
coach. At that point it comes to a tee,then proceeds both to the left and to the right (see
my attachment#2). This is a portion of S.C. Edison Riversicie County Recorded Map,
Doc.#2948896/Inst.#112254.
The route of the le8 tee, of the High Voltage line, continues under our shed to supply our
coach meter/electrical supply. The High Voltage line"then"continues" under our
doublewide coach,directiv under our master bedroom",eztending directiv to the
four(4)coaches south of us entering under t6eir coaches at the same locations.to
sunnlv them with electricitv. Going back to where the High Voltage line tee continues
to the right, (refer again to map#2), it appears that this same routing of the High Voltage
line proceeds north supplying electricity to the other four(4)residents also unaware that
they could have a High Voltage line running under their coaches. I ask you, are these
unsafe infringements considered an easement? If so,then they are currently
undocumented!!! �
�
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C �� _
Page 2 of 2
Let me briefly touch on the unusable square footage that is within our lots that will be
presented to us for purchase. Our lot#85 has been surveyed at approximately 3915
square feet. The undocumented easement that runs the depth of our property measures 5.5
feet wide x 73.87 feet in depth or approximately 407 square feet. That 407 square foota.ge
unusable land I will be asked to pay for, simply because it is not documented as an
easement on the Tentative Subdivision Plat Map you are being asked to approve. I am
one of at least fourteen(14)others that we know of, who will have to deal with this
dilemma when the lots become available to us for purchase.
WHY??BECAUSE THE EASEMENTS ARE NOT DOCUMENTED!!
Again, let me point out that these are only a few of the undocumented easements that
currently exist within the ISMHP.
Please enter into the public records a11 five(5)of my attachments: #1 and#2, referenced
to in the body of my ietter, plus#3,#4 and#S listed below.
(My attachment#3)Original plat map E�ibit"B"sheet lof 2,Tentative Pazcel Map No.
31862, submitted prior to pazk development.
(My attachment#4)Original Exhibit"B"sheet 2 of 2.Tentative Parcel Map#31862
"EASEMENT NOTES"Please take notice of E- F &G. marked as(unplottable)
(My attachment#5)This is an IMPORTANT copy of page#6 from the City of Palm Desert
application form when applying for a Tentative Tract Map. The application lists twenty four(24)
requirements to get approval. See the two (2)requirements marked with an X-"Widths of
allevways and easements also"Name and location of ezistin�and uronosed utilities".
May I remind you that there have been recent warnings and predictions of a major
earthquake to hit us in the neaz future. What is of deep concern to us is the SAFETY
issue with the undocumented easements and infrastructure. We ask that they be
considered when you aze reviewing the TENATIVE SUBDiVISION PLAT MAP of
ISMHP
Thank you,
���/��C� ��.y L c�
Donald Messner
49306 State Hwy.74, spc.#85
Palm Desert, CA 92260
760-773-2848
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��" SHEET 2 OF 2 . .
TENTAItVE PARCA MAP NO.31862
tN l}1E QTY OF PAU1�T,COIA�ItY OF RNENSIOE,SfATE OF CAL6aMifA
�ASEMENT NOTES: '
Q 30� N1DE PUBUC ItDAO RESERVA77(W PER OE£D R£CORDED OC7Q9ER 22. i951 !hl 800K 13fZ PAGE
435 OF OEED$ QR. RIDERSfOE COUNTY.
B
C/L CALIFOfZNNA QEC7RIC POkER CO�IPiWY EASEYfNT RECQRDED SEPTEMB£R 16.1955 IN BOOK 1794,
PAGE 302 O.R. RtV£R9DE COlHVTY(UNSPEdFlEO M7D7H)
�C t0' N70E CAUFORNfA WA1ER X TEIEPNQNE CpIPIWY EASEMEN7 RFCORUED JUM£ )5, 1982 AS
INS7RIAlENT NO. 56176 O.R. RIVERSIOE COtrWTY.
OQ JO' iNOE APPURTENMlT EAS�L£N7 FQR tlYCR£SS. E(�?ESS Mf0 PASSAGE fOR FEDESTRIAN ANb
AUTOiM01)V£ 7RAFFIC l7tAN7ED 7t7 .�nNWE LROCKER H£NDfRSUN aND FRED£RICK C. M6/171IA/K 7MEfR
ASSK�TfEES AND 1RANSFEREES RECOROED .1AN �9. 1971 AS/NSTRtlMENT NQ ST29 O.R. Rl4ERSIDE
COUN71=
X E� 8l.ANKE'T SOUilfERN CAL/FQRNfA GAS COMPANY EASFAIENT RfCORDED YARCH 18, J971 AS IN57RUMENT
NQ 27249, O.R. R/VERSI[� CtlUNTY(tIMPLOTTABIE)
L F� Sp/n�Q�! CMJFQRHBA £O�SpN CdIPANY fASENEH7 REG�QRDED HAY 6, 197/ AS WS�RUYElMT NO. 47894,
If
O.a. m�E camTr(w�tO�r�.£)
xr Q BLANKET GENERAL �fLEPhlONE COIfPANY EASEAIENT RECORDED MAY 7, 197/ AS fNSTRUAfEN7 NO_ 48280. �MIO�
�
o.e. r�w�s�oe caw+rr(un�corr�aiF) ���-Q�„'�� /
� COApiELU VALtEY WA7ER OfSlWCT EASEAIQVT RECORDED JUNE 6. 1983 AS INS]RUAf�T/T N0. i1t082, �j��j
o.►r. wvaasrv� caa�rrr.
fASE►fENT WAS 7ElIPORARY, AND JERA11NA7E0 UPON CWiIPLET)ON OF CONS7RUCT101N QF PROJECT IN # N�•74Q?
wtnp+ ir w�s arFi►�►Eo Fort �� �1Z3Up$ �
'r��F CALIFO��`!
I
nOER d OR9.PLS 710Y OfP.12/Sl/00
I�I��N��l�I�M� ����
City of Palm Desert
Tentative Tract Map
Diglta{files on CD or other electranic format of ali pians
Environmental Assessment Form(if necessary)
Two(2)copies of a typed listing of surrounding property owners.
Two(2}sets of typed,self adhesive mailing tabels fo�adjacent property owners within 300'of the project.
One (1) set of Assessor's Parcel Map(s) illustrating the subject property and tl�e surrounding property
witt�in 300 feet Draw boundary of subject property and 300 foot radius in red.
V. EXHIBCT REQUIREMENTS CHECKLIST:
APPLICATIONS MAY BE RF_.JECTED IF ALL PLANS DO NOT iNCLUDE AT LEAST THE FOLLOWlNG
INFORMATION: APPIICANT3 ARE STRONGLY URGfD TO CONTACT STAFF IN THE PUBLJC WORKS
DEPARTAAENT PRIOR TO SUBMITTING AN APPUCATION
1. Tentathre Parcel Ma�Reauirements:
Parcel Map Number.
Ti�e of Map. .
Secdon description of property.
Name and address of owneddevebper and engineer.
APP�oximate acreage.
Boundary Gnes.
Vicinity map.
Scale, not more than 1'=100'_
North Arrow.
Names,baok and page numbers of adjoining subdivision.
Iderrtify landmarks/existing structures,above and belo�nr grade.
Cross-section of proposed and adjacent streets(consult general plan).
Approximate grades of proposed and exisbing streets.
Streets and rights-of-way providing legal access to property and phasing.
Proposed street widths a�d approximate radii of curves.
Widths of aNeyways and easements.
Name and location of existing and proposed u6tities.
Elevations of sewer at proposed main connections.
A grading plan showing location, dimensions, grades and e4evation of exis6ng and proposed
drainage facilities and retationship with City's master drainage plan.
Lands and parks for public use.
Proposed lot lines/numbers, building p8d eievation(s)and land use
Existing or proposed/approved adjacent lot Gnes and parc�elevations.
Setbadcs for front,rear and side yard property lines.
Existing/proposed contours at 1'intervals for slopes<10%,otherwise 5'.
2. Street Addressina:
PURPOSE: These requirements were established in order to provide property owners, tfie genera!
public and the Ciry with a convenient, accurate and systematic means of:
1. fdentifying and locating property.
2. Assist in the proper delivery of mail,packages, utilities and other senrices.
3. Provide means for expedient emergency respanse by rnedical, law enf�cement,
rescue, a�d any other emergency services.
The City of Palm Desert Building and Safety Department is responsible for creating and assigning
addresses for all new addressable structures or units.
A Site Address request form is attached on Page 8, please complete and submit to the
Departme�rt of Building and Safety before the application is submitted to the Community
DevelopmenUPlanning Department.
6
>
. � �' �
�IAURI�� A. PRIEST
�ttorney gt Law
98Q 1Vinth Str�, �Sdr�r �
Sxra�ae�t�,Caist'araia 9581=� � ;
f 916j!44f�00� �
I�`a.�: (���j 424-2Z�5 � C�
�.a�»�a����- �-ma�: -
-.��snnasrm sx n,�vu �� `` Q_
� � � �
r�o�,�s,.zo�<<� � . , �
- - � � �� '
���:a :?�}TiIl�y$�OlII60W7ICTS I�SS�J:C!$t1�4 �
�s�o� �h,�y�a, �r�r \�-t ��
���,e� 9z�� �
�
Attention Pat Be11, Pr�nt
CE311r�A��ANII LEGAI..4gIlYi��i �..�'1 I'ER
R�GARDIl�tG INDIAN SPRINGS CONYE$SIUN'PU CO1�iDt3hi�Il�IJM�ITF.i2E�TS
AND SEYT1G�EtV�it�St��
�Ms, Bet�:
I v�a�w thauk t�e�ian Springs Ho�wr�s Assc�cciatiion a�i its Baard,for requesting the
��this ot�ice to serve as its attvri�ey for the�pose vf reviewi�and r�ndenng a legal--
c��vn�gacding the€atlowfng doc�.�me�tts:
I. I.oftin�.etter Re Tentative Parest Map DatBd 9CT/04
2. Tenani Isnpact R,eport
3_ Dectar�ticm of CCR's -
� 4- Pre�imin� Tit1e I��rt issued lsy Chi�ago T'�tte eo�any
5. 2 I,arge Paz+ce�Mags vf Subjecf Prc�ty;�nd
6_ Docauner�ts re Sewe�fSeptic Iss�.te�nc[ttdiitg,rity Qrdi�nce'7�3.
T�fy r.oinments a�d legal opinions ar+e indicated below,a�d I have catesoriaed my comrnents and
o�inio�s as to each document_
L��L.ettrx�c T�atat�e Par,�d �rfae Bated 9i7f�34
I�i��T�t�t�e Pa�rcrl`pfiratioa and Att�gsts
T�letter t�the Cit}�of Palm Dese�t Planning I3eQac#ment,was a covex letter for€he Tentative
Parael A+[a� Applir.atien of Indiaa�prings, Ltd, a Cali�+�nia LLG and uwner of the padc, to ccuivert
the re.titat park tv a mabile�ome:�t�i�vi�ioQ to s�t exi�in��pa�s as cc�ndotniniu�n interests_ I
ft�ed it interesting that in the first �ent�r� the�apt��c�vex�� has been describeci as a
. � ,
"res�dent owned mobilehome park". It may be s�mantics, l�t the�'e is a big differenae between your
homeuv►rvexs assocaation p�uc.�,asi�the park which I wc�coas�ider to be a tnje cc�nver�ion to a
r�au�� �ark, and tt�e desii-e�f y�r paFic owcstx to comrert re�tai spaces ta c�ndomini�cm
space��ttjat indivi�ual space�c�n be soM b�your cume+�t gark c�wnef_
:�t�nt"A"to the Tentative Parcel 11�iap aPPli�, �F�"oPriately references Gove�n�.e�t Code
S�1Yc�n 66427.5,one of the cnrnroll"mg stawtes regarding the conversic�n nf a rental par�to a
r�bile.l�r�subdtvision This is the cnde sectian tt�t r�q�€r�a sewey tr�f�e pecfonned to
�nzine t�Iev�l af suPPort among existiag hom�o� for the com+exsivn project.
The T� Impact Repcxt�st be given t�a ea�ho�owries iu che park at teast 15 days before a
��c hc�ring vn� t�ae��ve aar�Iv1a�applic�tivn by�he City o�its P�ning F�art�er�
S�u�e no fiew cc�c�s�t�uct�on ar dewelug�nt of raw lagd is r+e�quir�ed for this cun�rs�an, na
c�ctioa plaas or si�ilar d�rments ba.ve been s�tmitt�d Tl�e T�nt�snpacE Report{TIR}do�
�te t3�at if the iviap is approv�ci,that e�hv�will be g,iven tl�e o�ron af purchasjng the
sQace�whicit their mobilehome is situated, or the c�ption af corztimiing as a r�em�of that�pace_
Be�caus�nnttst p�uic com►e�rssons invc�lve the closur�e c�f an easisting rernal parlc, ths disptaceflnent af a2} .
ea�isting ho�wner's,ar�d then the cvnve.rsion of Fhe I�tv an e�'ely dit�t use ti�a a
�bile�o�e p�erE, mo�TIR's ane fi11ed with info�n`�i:,�oonc�-ning ti�e impa�t which paric closure
�►iii ha�on dispiaced resade�s. TY-pu�tlY, s�ch inf4rrnaticm wc�tld ir�chede detaiied infvrmation
�d��s cc�c�ni�g alt�rn�ti��e parg$'sn the�mg area to�ich the�mes cou�Ci be
�ved,the average r�s i�n t�se parks compared ia e�aistiug rents in the park to be eJQs�d,etc.
S�ch in�t�rmation is uo#set fcxth in yc�rr park own�et's TIR�ec�,se they r�lY state in the
app�on t�t na�sptacemeni of 1'omeawners will�r_ �have r3ep�edlY emPhasiz�d that
if ihe��r�choases r�t tu�xrchase th�sp�c.�, they may eo�r�e as a r+enter.
The padc o�sEates that the residetrt survey�red by Gove:snme�nt Code Sectiat�66427_5,was
�farrned�n Aprit 2(l(34, at w�ict�time each�rtwov+�r was mailed a cvpey of the s��rv�a#�ec it
was f�presented to the�-lomeo�ie:s Bc�ard. T�e res�ts w�e caltxiiated t�Nlay 25, 2U4�.
The parlc avvsier indicates that c�c�f a gass�ble t 89 res�onses(rYumber of c�ccupied homes at time v�
����Y&� �O�v�rs respo�. Of those,c�nty 26 iridicated tisat th�y supported the
c�rsion, I�said they og�s�d, and 37 dectined ta stat� Sorr�e c�f the 84 suiveys retun�c� did n€�t
rnaric any�sponse to t�ese questivns_ Out of the 84 that we�e r�i„ 63 said their ht�me at Lxiian
�pri��gs was tb�eir priinat�}a residenrxs a� �staxed�y wene low income_
For 2b homeciw�ers cxit of a poss��ble 189,to stafi�that t�y' suPPcxt th�eomersion projecx, the park �
a�vner ca�hard]y elaim a mandate fronre homeowners to comert the pari� The state Iaw regarding
wnversioa, do�s nat say that the pack ownear must have a majari�ty-, or a twno-thirds support for the
cnrrrrersian_ It�nply�tates tfiat an ind�dent siuvey mu�c be conduc�ed a�i th�e resu�s of that
surv�}•Sub�nitted to�re kaca�planning d�p�nt t�+ith i1�app�icattc� F�Wy,the local
�ov�rnrne,�nt wvutd want to know wher+e the parlc residents stand an the isst�e before vot�ng to
approve,or turn dawn the co�-ior�applieation_
In��nfe�r€iug�rith th+��iatitin Bc>ard, I was tt�nt comrnissioned tv"s�p the com�etxion
a��ication",tvrr othe�wise attert�pt to ihwart the pto[aess that has been undeRaken by the park oyrn�r
, � ,
rnt�nths ago_ I kncrw frou�direct previcws conversations v�ith tt�e lt�r_ Co�dste� rhat he is nat
ir��e�ted in sslling tbe paric to t�e Homeawners Associativn, or to a nonprafrt housin�corparation
acxir� in t�interests of the hameowners_ Mr_ Gv�ein has stateti that�e inte�ds ta seek a
s�ivision approval so thai sQaces can be sald,and ttsai any remai�ning space.s wowld comiaue tc�be
r�ted_
�t is my opinic�n t#�at fo�th�e first sate vf a sp� die bcal rent aa�trol iaw wiIt no lemge�apPh'
to t�e parlc. 'Thi� 3�crwe�er, �Oes not�that y�Our park ow�r can rais�reryts to whatever�e
�►-�nts_ Th�TIR,quotmg state la.w provides a farmu�a regulatioII r�ents that can be charge.cf to lovv
i� a�d nc�n-tow income homeawr�ec's who elect Eo c��i�e renting t�ir sp�ces in�teac!c�f
�yim$t�,esr's� As to nou bw iu�cou�e t�o��, an appraisal of the park will ir�clude a
de�cr�runata�n as to the"market rate"of r�ts ac�i ca��pace�.-urr� re�ntai rates�t I�adiaa Springs, to
�l�e�ace re�t c�arged in co�ngarable parks i�die sam.e g�.ar+ea�th the sanae type vf amenitie�
Ft�r ti�ese aon�ow income homeovvn�s; unce the rrrasket rate of re�has been deEermit�ed, the law
s�es t��t t�par�c ownea�can�y r�ach ti�at tugher maricet rate by eq�al rental incrr.�cs o�vver the
nexi fo�r y�ars afi�the first space has been.soki.
Fex��iP, if t�e appraisat dete�mined that the market m�t rate was�6E}higt�er pex month than
c�r�t r�s at}��xu-park, fo�lowing the park c�versior; the paFk aw��er wo��id c�ly be ab�e ta
i�se r��t.�to eian ivw i�ume ho�crwners at;►�+e�ie af$I 5 per�ar for the�ci 4 years� in
c�rder to re�that t�i�,her rate af S5f}_ R.�r�estr�folk�wing Park cc�ye�s�on, to Ic�w incc�rne
resis�ts�s even more r�rictivs.
� FaS��P��Ph �-1 l�� �TIR states tl�ai"---cc�nver�i,an o€�he paric vriil c�e�lt in neither
� nor econon�ic displar.�mern of its R�eside�s."
Ds�xatias of Cvve�asts,Cs�ditio�s�'c R�sieaons
�ge�e�ai imp�sion of the CCR's is tt�at t�eey�-e fvr the most part rcxrt�� a�c�stvmary for
prc�ect csf this kicsd. The pneQaration of propos�ed CCR's which�rc�d estabhsh�eneral r�irtions
forthe uss o�the propsrty is required to be s-ubmitted to th�e locat governme�consi�deiing tt�
�v�
Pa� 10, set�ian _5.4�,ctablis,hes two cia�sificatians of voting rnemE�erships_ C�ass A Members are
thc�e who vv�►n a aiabilelwme azd purchase a space. Class B Member is the a�t park owr�er who
is�titl�d t�3 vrc�es fvr exh space thac he conti�es to owa Howeve�, even if the paric dves nvt s�
c�a#I spaces, ti�e Class B �ulembership t�ninates 2 yea�s after the first sp�ce is sald, au�xi it is then
�verted to Class A staek warth on�e vc�te�unit,j�t.�ike czt�er Ctass A�nemb�. This form of
cla�ificatiou is common to developm�nts_ .
A�t Pa$e 19,�ction G3 �m}, I fc�und it hi�hly unus�a!that a s�eCific �rne of a property mar�ag,ement
�vm}aauY wc�uld be stated in ��CR?s. 3t s�tes i�Iames and Associates shail coc�ti�e to be the
€��P�� mar�a�x for the park fvr the first 5 ytears fvI�ow�n�}r�lc conversi�n. Customary tang�age
�n CCR's wvukl simpl�inchsde the requ�mern to l�ave a proper#y �agement compan�r to assure
, � .
t�e proper mauagement and mai.c�te�nce v�the pa�k. As a pr�ical mat#er, as long as the ceurent
pa�ic owr�er co�rols a majorrty af the vo�the c�.urent park awner vvill be abie to cor�trol which
cv�aPar�y sarves as RroPeriY mamagt�'_ 8ut vyith Class B vQting rights terminating 2 years after the
f�sQace is sokt, it c�ld m�an that�ing homeownets c�trc�l the�vates�er 2 years frorn tl�;
��Y��Y���'Q��to wori�vvi#h the t�amed prape�ty m;�age�ent c�mpany because
the�CR's s�ates that Iam�s and Associaies is tbe prope�ty manager for 5 year�s. S�ch provEsions are
h�g�y ur�scra.# far GCR's.
At page 32, �S_18,tI�larsguags ref�rencing a SS and ov�r m�ubitehome p�c aecuraLely c�uotes
t�e fe.de�rallaw on this subje�t.
�t pa�e�?, se�tion �5.�, i��ntit�d"Prior Appraval of F'nrst�Icxtgag�T-itoldex'-_ This se�ction is
�'P�P��, ���y assures tt�at d�e assoei�tion af ttie devetopmeut,vr its board, does nc�t �eek
to aba�Cion or modify ihe coudomini�m si.ibdivision�widwut first obtainin�aPPru�ral of 7'S%of the
t�anics or ot�er 1er�ders wha have made loans to hom�s wba have purchased tl�eir spaces in the
p�ric. Thi.s is f�x the proEec�ion of the t�, and o�the homec�a+ne�ts_ Ftankly, no ien�or othe,e'
banks�ld be�villiu�t�x�alce murtg�ge loans to a hvmeowr�r vva�ting to�u�chase thear s� if
ti�ene was na pr1ote�tians as�ainst�fie.future cc�t�sure of the c.��c, or its cvm�ssion tQ same ot�ei-
fcxtn og�evek�men�.
�t �sag,e 4�, section 2U_1 there is ru�thing in this langu�age whieh i�ds at tl�is time� arny sewer bond
is�e.. Hov►�e�, ptease�e t�e Ia#e�-s�xis� in this f�-addressi�,g my con�ns a�
'����datioII regarding tl�e sewer/s�ptic issue.
Pr�i�ary Tit�e R,tpart
�Preliminazy T'��I�e�ort�as been pr�r�d by Chicagv Title�am�ariy c+n the par�C, and it was
inch�ed :n my p�cket of documer�ts.
�'age 2,I 8,r�s ta a peciestrian anci�icle e�sement on the�y. This particatlar easement stili
e��.s c�th.e propertY, arid�ay}�v�creat.ed ag�n��is uo tonge,s�-used
�e 3, O !3,indica�:es that a�of$5.71�i�lion againsE the property v+ras made�the park o��+nef
by C��fc��age as of hsly� 2.�p2.
�ag�5Z �, l�cates that prtrperty taxes are ct�rre�t��x52.,f�ger'y'�ar on�tc�tal parlc.
�'�►e I�ar;e A+�aos
?��r�view �f the maps v�r�re simpiy helpfia! :c�►r me r�r pictur�the iaycxst of the park, spaces anc�
cv�mon area�
�C+A►—�-'r�'rvblr�ss
I �ve been advised by members of the��1ss�iaiia►n$oart#, t�at t�re are many problems with the
����G�Y��, �d that i�ek--i.tps v�s�ewagey anci athe,r p,rob�ms rec�airing p�pi�g�
, , , ,
r�airs w the systenr� are a regular occ�urerzce T�e �,�.sociation pra�vided to r�a copy of
Qrdirza�ce 743,w�iCh became Cha}�r 8_Stt�T'rtie�af the Pa�fm Desert Mu�nicipa!C.tx�e in I944_
I am� told rhat ycaur c�rent tr�rk ownEr b�ught In�diac� Springs psic�r to �994, so Yaur Pa�i���rndr and
�xy oti�pr�operty ownar on a septic sy�hav�e b�en put c�n.ec�n��tic� if not actual
���Y�st P��p�pe�ty on a set�ver syste�n privr to its r�e.
Sect�a S.fiU.Q35 �ates�e propertY ow�'g�sibi��ty as fvilaws:
"___It sha�l be the property ownper's responsebiiity to comply with tb�e fu11 intent of Lhis ordinance
which is to assvre airy r�w Pc"oPertY owaer vr buye�t�t pr�or to sa�e or ilansfer of ownership tQ that
�'�ro�rtY vwner or btryer, all s�ures on that prope,�ty are�awfWly cvn�ed to the puhlic
��d a�su.hsu�face�eptic tan�c�, ���a�d�age pit�ar��awti�tly a�."
The ort�n�nce cleari�r aPFlies ta Indian S�. Sevrrage hooka�p eo�, �p���
a5andonar�ent can be e�ctreme�} cvstlY- ��ts do not yet k�w what the spac�prices wiit
���P�Y�Fj�fsx a sErace, and�i�en face unknown sewer
chaz'ges, as we�l may prove to be
�#�an t��e av�har�vvn�r can af€orcf. C�iously=, the�rr�t�aark v�,u�d�the plain
w�of the C�c�y Chrdi�a�, is reyai�ed to�oa�c ug tl�e p�1c tar the s�v►r�ge sys�te�n"befare the
�ark o�wne�'se�ls". �s is a pc�rini whicb I weotrld strvngty�ra�Ycn�to t�up vi+it6 tt�e pe�rk
�v��cI its t�a1 cc�msei_ D�diag�g��y�,,,'� �his i�r.�c�inly an i5s�e tl�at m�ist I�e
�����ged azd de�t with by t�e�iiy, S�'�rt apprnves�si�n of tbe patic to a
subdivesiQnt.
�a
�a�c.yc� fos�e opp�tw€�ity to provzdes t�ese cos�me�s and�aions. �f j can be Uf fes�her
assis�tance to t�e Association and its�s, p�e��know.
Si��f�;,
�ric-.e A Prie�t
�'�.tEt�sney af Law
A,+I�►P:�p.
},. .�� ��._'_�__'_._._ _
�� ' . __ ���..-� _ � .
�"'j a..�....-.. ._. .
V
�
I�OTICE TO INDIAN SY'RING5 RESIDENTS
O�'TENTATrVE MAP�EARxNG
Continu��d upon City A.ttorney and Staff Recamrnendation
and Approved by the Planning Cammission
TO: TI�� OCCCTPAN'TS OF INDIAN SP�.NGS MOBY�EIIOME 1'ARK
Lacated at: 49-305 Highwa�74,Palm Desert, Ca�ifornia, 92260
ppN No. 652-12U-007-3
HEARING: Planning Commissron He��ring
Continued from December 7,2004
L1ATE: Decem�er 29,2004
TIME: 6:00 p.m.
THAT the owner of this mobilehome park,located at the address
indicafied above,in the City of Palm Desert,Caunty of Riverside, State of
California will be appearing before the Planning Cammission for the City of
Palm Desert,73-5I0 Fred Waring Drive, on Deccmber 29,2044, st 6:00]P.iVi.,
(December 7,2QU4 Hearing Continued)TO R�Q�hl�mob�lehome park�o
1VIAp 8E APPROVED�Y SAYD BUDY,to con
condominium form of ownership. The 180 days notice to convert has beeu
previou�sly served on all resic�ents. Furthermore,if you sti�l reside un you�r
ttnit at t�te issuaAce of tbe Fival Pu�lie RepaY't,you'c�'ill be given an exclusive
right to purchase your unit.
Dated: December 15, 2004 By: �,. Sue L�ftia, Esq.
TH� T�OFTYN FY12M
Attorneys for Applica�t
Cl:lsVislt�IotiCesl l 1-22-4
..: .,
• .
'�HE LOFTTN FIRM
ATTORNEYS AT LAW
�
L,S116�.OFTIN 5760 Ftest Strtet,Suite I l0
-- Carlsbad,CaLifomia 92008 '
T�L.L'PHUNE(760)43t-211 l , t
JOSEP�1�rT�E,I•�'WIS FA�S���,� �760)431•200:�
��.R.BfiDFLL
AVNE�T SIDFIU
WEB ADDFi.ES$:
www.13Y1yC�.����Rinlihtl.S•�pi
WHAT A1VD 1W'HEN'l�F,�UT ZINES
At the Planning Commissxot� Heari�ug on the application to convert
th� �'ark t�roYa a rental park to a resident ovvne� par�, one res�dent
indicated that app�'oximat�lY 64 househalds r�v�re objecting to fheir I�ot
Lines.
. Lot.Lines have 1Y07'been set at this h'me. Lot I,ines will be set by the
creatian of the Condominium Plaa.
. The Condominfn Plan is NOT before the City of palm Desert. The
One Lot Subdivision Mag is before tbe City of Falm Desert.
• As art of the re aration of tbe One Lot Subdivision Ma , the City
�equires that ap �e Plan" be prepared and submi�tted. A ��Site Plan"
may Yook lYke a i,ondominiu Plan to some people, but it is not. A
Condominium P lan does NOT de pict the structures on the I.aot.
• The Condominium Pl�� must estabiish the Lot L�t�es in conformanee
with the origYnal plan submitted to the State of �alifornia,
Departmeat of l�ousing and Communihy AEvelopment.
• Overtime, the original plan generaily is different than the actual use
on the grouud. How is that desit with? ��acroachment easements are
granted for actual use.
• If a new home is installed to replace an old home, then the Lot L,ines
would apply.
. Ynstaliatian, including without limitation, of a new home or an
addition v�vYll be governec� by Califi r� �u��o s (just the sa�me as
(just the same as now) and the Ytu �
now).
• After the Comdomiuium Pl��t is prepared and pasted �or your revYcw
and BEFO�R,E t�e Cond w��u h�1��rneerr who�p epa ed ethe
opportunity to �.eet g
Condominium Plan to e�.plai�t your issues and concer�ns.
• The Condominium Plau will NOT be started until sometime after the
�
f�rst of the year 2005. Tberefore, you hsve 1�OT missed your
opportunity to commeut on the Lot I�ines.
�
,.
+�
Mazch 22, 2005
Pat Bell, President
Indian Springs Mobile Park H O A
49305 Hwy 74 #171
Palm Desert, Ca 92260
To:
Sue Loftin
The Loftin Firm
4330 La Jolla Village Drive, Suite 330
San Diego, Ca 92122-6203
Dear Sue,
Attached is a list of concems that we ha.ve regarding the proposed C C &R's for the
Indian Springs Pazk conversion. Will you please look at these and let us know if these
, concerns can be mitigated. Our number one concern is: What exactly are we buying? If
it is only airspace do we ha.ve to pay real estate taxes? Is the"mobile home space"the
plot as laid out by the stakes they have driven in the ground? Or do the stakes mazk out
th�"mobile home space"plus the"exclusive use space"? Civil C6d� Section 1351 (�
says that a condominium can be filled with"air, earth, or water or any combination
thereof." Why can't ours be filled with a couple feet of earth? �
One other thing is Article VI paragraph 6.3 (a)mentioning James&Associates, Inc as
management of the project. Our attomey tells us that this is very unusual to have in the C
C &R's. We think the James company has done a creditable job managing the Pazk and
will continue to do so,but should this be in this document? Since the Declazant will
appoint the original Board it seems that board could enter into a contract at that time.
Our other concerns aze spelled out in the attachment.
We would like to have these addressed before this document goes to the State so your
prompt attention would be appreciated.
Sincerely,
Pat Bell, President
Indian Springs Mobile Pazk H O A
�
March 1, 2005
Pat Bell
49305 Hwy 74 #171
Palm Desert, Ca 92260
To:
Maurice A. Priest
980 Ninth Street, 16`�Floor
Sacramento, California 95814
Dear Mr. Priest,
Enclosed is a copy of a letter with attachment that we propose sending to The Loftin Fum
concerning the C C&R's for our condominium conversion
Will you please look at this and check for errors in fact or in law.
We have checked this against the Civil Codes mentioned in the document and find no
, glaring conflicts. However, we have several concerns as pointed out in the attachment.
The biggest concerns are:
1. What exactly aze we buying? If it is only airspace do we have to pay real estate taxes
Is the"mobile home space"the plot as laid out by the stakes they have driven in the '
ground? Or do the stakes mark out the`�nobile home space"plus the"exclusive use
space"? Civil Code Section 1351 (fl says that a condominium can be filled with�"air,
earth, or water or arry combination thereof." Why can't ours be filled with a couple feet of
earth?
2. In the C C &R's Article V paragraph 5.4 (a) (2) Class B Members aze entitled to
three votes per unit. In the El Dorado case this was two per unit. Any reason for this?
The other things are pointed out in the attachment. We would like to get these changes
made before this document goes to the State because after tha.t it will be almost impossible
to get it done.
Thank you for your kind attention.
Pat Bell, President
Indian Springs HOA
)
AREAS OF CONCERN REGARDING"DECLARATION OF ESTABLISHMENT OF
COVENANTS, CONDITIONS AND RESTRICTIONS"FOR INDIAN SPRINGS
MOBILE HOME Pf1RK
1. What exactly are we buying? If it is only airspace do we ha.ve to pay real estate taxes?
Is the"mobile home space"the plot as laid out by the stakes they have driven in the
ground? Or do the stakes mark out the "mobile home space"plus the"exclusive use
space"? Civil Code Section 1351 (fl sa.ys that a condominium can be filled with"air,
earth, or water or any combination thereof." Why can't ours be filled with a couple feet of
earth?
?.. Article VI pazagraph 6.3 (a) �ntioning James&Associates, Inc as management of the
project. Our attorney tells us that this is very unusual tu have in the C C& R's. We think
the James company has done a creditable job managing the Park and will continue to do
so, but should this be in this documeirt? Since the Declarant will ap ' t the original
Boazd it seems that board could eirter i�to a contract at that tune:'
_ 3. Paragraph 5.4(a) (2). Must this be three to one? At El Dorado is w � two to one.
4. Where are copies of the by-laws? We should see these before this� �ed.
5. Para. 6.3 (d) (3) Casualty Insurance. This says the Boazd shall carry insurance,
"insuring the Board, the Association,the Owner or Owner,of each Manufactured Home
Space hereunder .....against loss due to fire and/or other casualty customarily insured
against by homeowner,". Does this mean there will be a blanket policy for the whole
park? Later on in 6.3 (d) (6) it says, "It is not the obligation of the Board to obtain
insurance of any kind whatsoever insuring the Man d Home Spaces or the
Manufactured Homes.....". h is right? �
6. Paza. 6.3 (h). The wo���emergenc}�'shou d precede"where necessary",
7. Para. 6.3 (k) Shouldn't these reports be distnbuted prior to the first closing so tha.t the
monthly assessments can be calculated?
8. Para. 6.3 (m) See#2 above.
9. Paza. 6.3 (� There should be some stringent rules regarding how many four legged
� �pets may be kept and a limit as to size.
� 10. Para. 7.3 This says that every one except the Declarant must pay two months' initial
,.�monthly assess�nts, then goes on to say the Declarant must deposit"the Declarant's
,,. Assessment Guaranty, if required". Is it required7 Is it two month's worth?
� 11. Paza. 8.5 See#9 above.
12. Para. 8.9 This says it will commence upon the date of the first organiz.ational
meeting. Para. 4.1 says this meeting can be up to six months af�er the sale of the first lot.
Does this mean that someone can buy as many lots as they want up until this time?
13. Para. 8.14 It is impossible for some down spouts to drain to the street. T'his should
read"or to other established drain areas".
14. Para 8.16 This is too vague. There should be some corrtrol of size, length, width,
maximum and minimum square footage as well as placement, setbacks, etc.
15. Para 13.1 We couldn't find a subparagraph(g) in this section of the Code.
16. Para.. 17.1 Does this mean that if there are lenders on either coach or space they must
all approve? This could mean rounding up 191 sepazate lenders, or more if the coach and
space have different lenders.
17. Paza. 18.1 If the Declarant sells his interest in the project in bulk do the three for one,
(or hopefully two for one) and other original rights go with that, or does the new owner
take on the same rights and privileges as other owners?
18. Para. 9.12 There are soir�e easements against the existing land. Will these be
� resolved before sale of lots, or will these becorr�an obligation of each owner?
19. Para. 7.13 What does this mean to each owner?
�
20. Para.. 7.4 Our utilities are separately metered. It seems that this is unnecessary.
LAW OFFICES
��: GILCHRIST�RUTTER
PROL'LSSIOI�AL CORPORATION
WILSH3RE PALISAOES BUILDIN6 TELEPHONE(310)303-4000
'1299 OCEAN AVENtJE.. SVITE 900 FACSIMILE(3'10)394-4700
SANTA MG1NiCA,CAIIFORNiA 90401-�000 E-MAtL: rctoso(§�grlawyars.com
May 4, 2005
Via Federal Exuress
Mr. Justin McCarthy
Assistant City Manager
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, California 92210
Re: Indian Surin�s Mobile Home Park� Sewer Svstem Installation
Dear Mr. McCarthy:
I want to follow up with you concerning the matter of the sewer system installation
("Project")within the Indian Springs Mobile Home Park("Park"). The Project wouid include,
without limitation,not only installation of a sewer system(with all direct and indirect
construction requirements, e.g.roadway removal and replacement and relocation of other utilities
that may be located in a manner inconsistent with the sewer installation),but also connecting
such sewer system to the existing common area buildings and homes in the Park and proper
abandonment of the existing septic system. We understand the cost of installation and
construction of the Project may be approximately$4.3 million dollazs. The actual cost,however,
will not be known until the engineers and construction managers have had an opportunity to
investigate, study construction plans and make further calculations.
After further consultation with our client("Owner"),we believe construction and
installation of the Project shoutd be subject to the following terms:
1. The Redevelopment Agency issues a grant for the Project. The grant would be
equal to the pro-rata cost of the Proj ect multiplied by the number of Iots occupied by residents
who are moderate income, low income and very low income residents of the Park as defined in
California Health and Safety Code §50093. For example, if the cost of construction and
instaliation of the Project is determined to be$20,OOQ per lot,based upon the above stated
estimated cost, and there are 1501ots occupied by residents who qualify as moderate income,
low income and very low income,then the gran#would be in the amount of$3 million dollars
($20,000 x 150). Please bear in mind that this proposal is based upon our assumption that there
will be at least 140 lots occupied by residents that qualify as moderate income,low income and
very low income residents. To the extent this assu.rnption is incorrect,then we would need to
make modifieations with respect to the grant proposal. The actual amount of the grant wouid be
, LAW OFFICE3
GILCHRIST�RU�i'TE�?
YROFLSSIONALCORPORATION . ..
Mr. Justin McCarthy
May 4, 2005
Page 2
adjusted based not only on the number of qualifying households,but also to cover the actual
costs of the Project.
2. The Redevelopment Agency loans to�wner the balance of the costs of the
Proj ect which are not covered by the Redevelopment Agency grant. Such loan would bear
interest at the rate which is equal to the average amount that the Redevelopment Agency receives
on its invested funds and would be paya�le"interest only"with a maturity date of 20 years from
the da#e funds are advanced. Such loan would be secured by a deed of trust lien against the lots,
except for such lots which are owned by residents of the Park qualifying as moderate income,
low income and very low income. The deed of trust would provide for the partial release of each
lot which is sold based upon payment of the percent of the outstanding principal balance of the
loan attributahle to each such lot.
3. The costs incurred by Owner with respect to the Project would not be passed on in
the form of rent increases to the resident housebolds that select to continue renting the space on
which their home is located.
4. The Owner would grant tenants of the Park a one-tizne 90 day optian to purchase
their lot in accordance with the California conversion law.
✓ 5. The amount of the grant, for example, $2Q,000 to cover costs of the Project,
which is attributable to a lot occupied by moderate income, Iow income or very low incorne
residents who purchase their Iot,would be deducted by the Owner from the purchase price for
such lot. Under this example,the lot buyer would receive a$20,004 credit to buy the lot("City
Grant").
6. The Owner would provide each tow income buyer with a$5,000 credit towards
the purchase price of their lot,provided such low income buyer exercises his or her option to
purchase within ihe 90-day period("Owner Grant"). The�wner Grant is in addition to the City
Grant for the qualifying low income households.
7. The Owner wouId initiate a rent deferral program for moderate income residents.
Such program would allow qualifying residents to defer a portion of rent increases which such
residents are unable to pay. The amount of the rent deferred would becorne a lien against the
qualifying resadents' mobilehome,payable when the qualifying residents vacate the mobilehome.
8. In the event there is a delay in funding of the MPROP loans by the State of
California, so long as such MPROP funding is provided within a reasonable time period,the
Owner would not terminate the purchase escrows for such MPROP buyers,thereby preventing
an increase of the purchase price during that time.
` , . - .
, LAW OFFICES
GiLCHRIST&RUT'1'ER
PROFESSIOI�'AL CORPORA2`TOI�
r
Mr. Justin McCarthy
May 4, 2005
Page 3
9. Owner would grant appropriate public easements within the Park necessary for
the constructivn,installation and maintenance of the Project. The sewer system would be owned
by the City.
10. The Redevelopment Agency would assurne responsibility for the construction and
installation of the Project with the Owner's cooperation, imput and oversight.
In summary,the residents would receive economic benefits as follows:
Very Low and Low Income *State Rent Control creates permanent rent increase limits_
Residents: *City Grant To Purchase
(Reduction of Purchase Price) $20,000
*Owner Grant To Purchase $5,000
*No rent increase to cover costs of Projact
�Moderate Income Residents: *No rent increase to covez costs of Praject
*Rent Deferral Program
Other Income Residents: *No rent increase to cover costs of Project
All Residents and the City: *Tmmediate Sewer System to Replace Septic Tank System
The proposal set forth in this letter accomplishes the goals of the residents and the City.
All of tlae homes wi11 be connected to the City sewer system unmediately. Litigation and long
delays are avoided_ Without an agreement invoiving the Owner and the City, it will be years (if
ever)before there is sewer system in the Park.
The foregoing is submitted with the hope that a znutually acceptable agreement will be
entered into with respect to the Project. Once you have had an opportunity to review these
.
i • LAW dFFIGEB
GILCHRIST 8a RU'I'I.'ER
PROYTM�IO1vAL CORPON 1T[ON
r
Mr. Justin McCarthy
May 4,2005
Page 4
proposed terms,please do not hesitate ta contact me. I look forward to discussing the foregoing
and such further steps as will be necessary in order to initiate the Project.
Very truly yours,
GILCHRIST&RUTTER
Profes � orporation
Richard H. Close
Of the Firm
DMM:aapl115485_I.DOC/050305
3416.006
cc: Robert W. Hargreaves, Esq. (via Federal Express)
� � �
_ �
S� �
/ ��
November 8, 2008 ( r� �
Palm Desert City Council Town Hall Meeting `� � �
���c-
��`�
Honorable Mayor and City Council Members �-- � �(
�
My name is Gordon D. Davis. Professionally I am a licensed Architect and construction �
manager. I am not working and live on a fixed income. My wife and I are full time
residents and homeowners in the Indian Springs Mobile Home Park.
On October 9,the Council decided to continue the matter of approving the plat map
leading to e conversion of our park to condominium ownership. The Council agreed to
give us a�j��ortunity to present our comments and concerns. I am very appreciative of
your willingness to listen. I also hope that you will appreciate the serious impact that your
decision will have on all of us.
Each day that I to go to my mail box--I wonder what new rent increase or financial
impact that I will find and be faced with caused and or created by the park owner.
Harassment is not a strong enough word to express this daily anxiety that continually
limits the ability for my wife and me to enjoy a qua.lity life and the resultant inability to
plan our financial future. This is exemplified recently by the owner's intent to increase
our rent by an additional $314.44 per month.----- Which I believe to be very unfair and
reprehensible.
The issues now before the homeowners and the City regarding the actions of the Park
Owner such as the CPI rent increases, hardship rent increases,the condominium
conversion plat map and the City's own defense of a lawsuit are inexplicably intertwined,
complex, costly and time consuming. None of which, were created by the city or the
homeowners before you. ---- However,they do create major frustrations and a.�ieties for
all concerned.
�
Examples being----During the Council meeting of September 11 c�ffPn�;�P and
unfortunate remarks were made by members of the Council directed to the homeowners
in attendance and the recent rent increase notice. In response----I do not believe that you
can fully understand the pent up anger and frustration that exists with the homeowners
developed�e lived with over a four year period caused by the Park Owner's
actions. His repeated notices of rent increases,the City's hesitancy to protect our
interests by not resolving issues in a timely aud.eq.uit�e-manner as well as substantial
legal costs experienced by we the home owner�are the basis for our frustrations.
As our elected officials---We look to you the Council as our primary if only source of
assistance, direction and recourse.
��
Additionally there are matters of serious concern to me. Before voting approval of the
Plat Map,I request that the Council consider and be mindful of the following:
• The accuracy and validity of staff reports upon which the Council bases their
decisions and is ultimately accountable for. On September 1 l,the staff reported to
the Council that the sewer project was complete. As of today the project has not
been completed. Also it was stated that the Staff report was not available to the
public.
• The lack of"an interpretation" of a city rent ordinance which addresses annual
CPI adjustments has been in abeyance for the past two years. We are currently
paying an increased rent amount as the result while the matter is pending. We
have been told that failure to pay could possibly result in eviction.
• City staff has made verbal judgments with regard to proposed lot costs. Thi�J�
"opinion"that the lot costs are too low is clearly less than impartial and unbiased.
• It is apparent that the homeowners are being used in absentee as a pawn by City
staff in negotiations in settlement of the pending lawsuit between the City and
Park owner. A total lack of information or the explanation of either positive or
negative benefits to the homeowners has not been disclosed and is requested.
� tr�ttisus� � lr�.
• The Tenant Impact Report(TIR) and resident survey that�s a basic part of the plat
map conversion submittal and vital to all conversion determinations is obsolete
and contains inaccuracies.
In conclusion, based upon these facts and information provided you, it is my request that
the Council delay their vote on the plat map until the following are accomplished:
• Complete revision of the TIR and resident survev. This is requested as the TIR
was written in 2004/2005 including a resident survey. The demographics of the
Park homeowners have changed substantially since 2004/5 making the survey
obsolete. The document also contains many date implications --such as residency
requirements—the lack of reference pertaining to a change of income status as
well as establishing current income level categories.
• Resolution of rent increase issues before the Cit Rent Commission. The TIR
esta ishes the effective base rent and CPI at the time or date of filing of the map
for all Condominium Conversion matters henceforth. I believe that it is critical
that the Council have received full resolution of the pending Rent Commission
matters including the CPI interpretation from the City Attorney, CPI base year
determination and total dollar rent increase as well resolution of the owners recent
� •
petition for a hardship rent increase of$314.44 before making a final
determination.
• Completion of the Sewer Project including streets and filling of the existing septic
tanks.
• Council scrutiny of the Staff report as to its accuracy and those that the Staff
interacted with in preparing the report.
• Resolution of any and all outstanding pertinent technical issues such as easements
and any plat revision boundaries revising the plat map as necessary.
Co►s�f'tnlu� '1'a CDHM1t�fJlC�TE�g17
Hopefully we can work together to resolve these critical matters regarding our future.
I sincerely thank you for the opportunity to express my concerns and opinions.
Gordon D. Davis
�j
,�.
� To Members of the City Council Page 1 of 2 '+ �y
� C�_ �
�
Re: Undocumented Utility Locations and Easements ,���
My name is Donald Messner,residendowner along with my wife Martha at coach#85 in �`l��
Indian Springs Mobile Home Park(ISMI-�')since March 200b. ��
I would like to bring to your attention the undocumented easements and infrastructure
that is currentty present in the ISNIHP that are not recorded on the Tentative Subdivision
Plat Map that you are being asked to approve. /�
�
As a member of the HOA Board for the past two years,I have been pursuing the utility �
companies to upgrade the deteriorating infrastructure within our park. We were hoping c� �
that the upgrading of the utilities could be coordina.ted with the installation of our new � �
sewer system,which is currently being connected to the public sewer system on Highway � �
74. My efforts to ha.ve the utilities upgraded at this time has been unsuccessful,however �
in pursuing this project,we have documented all of the known"High Voltage
Transformer Vaults". (See my attachment#1)This park map,points out a11 of the known
existing locations of those vaults,illustrated with red dots.Note that there are fifteen(15)
that sit within lots that will be offered to the residents for purchase.Not one of these vault
locations is shown as an easement on tbe current Tentative Subdivision Plat Map.
By using our lot#85 as an example,allow me to point out to you the problems of safety,
restrictions and cost that will occur to most all of the current coach owners,including a
number of unaware coach owners,if you are to approve this Tentative Subdivision Plat
Map showing NO documented easements or infiashucture.
There is a forty-four(44)inch"High Voltage Transformer Vault"that sits at the entrance of our
carport driveway. It e�ctends an aciditional twelve(12) inches into the driveway
from the proposed"floating"undocumented easement. T'he S. C. Edison Region
Manager,Ka.thleen DeRosa, gave me the explanation of a"floating"easement when she
came to my home to discuss the infrastructure issue that I originally had submitted ta the
S. C. Edison Company last year. The High Voltage line extends from the said High
Voltage Transformer along our e�sting driveway to within twelve(12)feet of the rear of
our coach. At that point it comes to a tee,then proceeds both to the left and to the right
(see my attachment#2). This is a portion of S.C. Edison Riverside County Recorded
Map, Doc.#2948896/Inst.#112254.
The route of the left tee,of the High Voltage line,continues under our shed to supply our
coach meter/electrical supply. The High Voltage line"then"continues"under our
doublewide coach,directiv under our master bedroom",eztendin�directiv to the
four(4)coaches south of us entering under their coaches at the same locations,to
suaalv them with electricitv. Going back to where the High Voltage line tee continues
to the right, (refer again to map#2),it appears that this same routing of the High Voltage
line proceeds north supplying electricity to the other four(4)residents also unaware that
they could have a High Voltage line running under their coaches. I ask you,are these
unsafe infringements considered an easement?If so,then they are currently
undocumented!!!
Page 2 of 2
Let me briefly touch on the unusable square footage that is within our lots that will be
presented to us for purchase. Our lot,#8S,has been surveyed at approximately 3915
square feet. The floating undocumented easement that runs the depth of our properly
measures 5.5 feet wide x 73.87 feet in depth or approximately 407 square feet. That 407
square footage is unusable land that I will be asked to pay for simply because it is not
documented as an easement on the Tentative Subdivision Plat Map that you are being
asked to approve.I am one of at least fourteen(14)other residents that we know of, who
will have to deal with this dilemma when the lots become available to us for purchase.
WHY?? BECAUSE THE EASEMENTS ARE NOT DOCUMENTED!!
Again, let me point out that this is only a few of the undocumented infiastructures and
easements that currently e�st within the ISN�IP. There are other utilities such as gas
lines,water lines,telephone lines and cable lines that are not docnmented on the
Tentative Subdivision Plat Map you aze being asked to approve.
Please enter into the public records all five(5)of my attachments:#1 and#2,referenced
to in the body of my letter,plus#3,#4 and#S listed below.
(My attachment#3)Original plat map Exhibit"B"sheet lof 2,Tentative Pazcel Map No.
31862, submitted prior to park development.
(My attachment#4)Original E�ibit"B"sheet 2 of 2.Tentative Parcel Map#31862
"EASEMENT NOTES"Please ta.ke notice of E-F&G. marked as(unplottable)
(My attachment#S)This is an IMPORTANT copy of page#6 from the City of Palm Desert
application form when applying for a Tentative Tract Map.The application lists twenty four(24)
reguirements to get approval. See the two(2)requirements marked with an X-"Widths of
allevways and easements also"Name and location of egisting and aroposed utilities".
May I remind you that there have been recent warnings and predictions of a major
earthquake to hit our area.in the near future. What is of deep concern to us all,is the
SAFETY issue with the undocumented easements and infrastructure.We ask that
you take a serious loak at these important issues and that they be considered when you
are reviewing the TENATNE SUBDIVISION PLAT MAP of ISMHP for approval.
Thank you,
r _-��
G� �—
Donald Messner
49306 State Hwy.74, spc.#85
Palm Desert, CA 92260
760-773-2848
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E](FQBIT�B" SHEET 2 OF 2
� TEI'iTATIVE PARm.MAP NO.3]862
UI T}�QTY OF P111l10E56IL COUMTY Of R1VER�D�STA7E OF UL60MQA
�ASEMENT NOTES: �
Q �p• �p�Pvg�C(2Q�p RESERVAppy ppt pEfp /ZECORpEp pCTpB£R ?� 1951 W BOOK 131.� PACE
4J3 OF DEED$ QR RI6£R9DE COUNiY.
� C/L CALIFORMA ELECTRIC PONiFR COMPAMY EASDIENT RECQRDED S£PTEMBErt 16,t955 AV BOOK 1794,
PAGE 302 QR RIVER9DE COlMTY(UNSPEGFlED 1MD7N)
O t0' NlDE CAUFaRN1A WA7ER Ic 7ElEPHONE COI�PANY EA�k"JNT RECORDED JUr'lE 75, 1962 AS
INSiRIlMENT NU 56176 O.R. R14ERSr0f COl�1n=
Q ,TO' N10E APPURTENANT EASEIIENT FQR�ESS. E(�ESS ANO PASSAI�FDR AEUES7RIAN AND
aurawonvE m,�c crtnro�o ro ,�w�ns cRoacEx nenrn�xsaa a�rx�n�ac a �aun..w. n�
Asypr�qp�p �,W5��5 /t�COROED JAN 19, 1971 AS 1NSTRUMENT NQ 5219 QR. RIVERS►DE
COUM71: �
X Q �7 5���y �t�p�pA r,AS Cp11FANY fASEMENT RECQRDED NARQi 18, 19�1 AS 1NSTRtlMENT
N0. 2721� O.R. RIVERSIOE COUNiY(tMPLOTTABLE)
x Q SOf/TflE1W CAtJFOlUBA EDI�QN COYPAN)'EASEYENT REL�ORDED YAY 6. 1971 AS WSiRlA/ETIT NQ {7894,
O.R. RIYEXSIDE COUN7Y(UNPLOTfA�E)
x Q 8����pt� �pF{p�lE C�lp�1lyY EASQ/ENT RECORDED MAY 7, T97i AS MSTRUAIENT N0. �8ZB0. �D�
o.R r�voesnE couHrr(ur�orr�ei.E) ��� �� /
� COACHEtLA VAILEY WATER DISTRtCT EASQIDV7 RECURDED JUNE 6. 1983 AS 1NSTRtAM�TIT NO. 11108� ��f
O.R RIVERSWE COtMTY
EASE1/EN7 WAS TEIJPORARY, ANQ TERMNATED UPdd COMf'CE71UM OF CONS7RUCAAH QF PROJFCT IN * N0•7.�OZ
wH►w ►r w�s c��n Foa. . �n� �1�Uo8 *
�rF ���
�F C�LIF��
1
eoEA a on9.vts��oz Fxv.�s/3i/oo
�I� ������u�r� ���
,
. ,
, City of Palm Desert
Tentative Tract Map
Digital files on CD or other eleetronic format of all plans
Environmental Assessment Form(if necessary)
Two(2)copies of a typed listing of surrounding property owners.
Two(2)sets of typed,seif-adhesive maiiing tabels for adjacent property owners yvithin 3pp�of the project.
One (1) set of Assessor's Parcel Map(s) illustra6ng the subject property and the surro�nding property
within 300 feeL Draw boundary of subject property and 300 foot radius in red.
V. EXHIBIT REQUIREMENTS CHECIQIST:
APPLICATIONS MAY BE REJECTED IF ALL PLANS DO NOT fNCLUDE AT �EAST THE FOLL0IMNG
INFORMATION: APPUCANTS ARE STRONGLY URGEO TO CONTACT STAFF IN THE PUBLIC WORKS
DEPARTMENT PRIOR TO SUBMITTING AN APPLICATION
1. Tentattve Parcel Man Reauir8ments:
Parcel Map Number.
Title of Map.
Sedion description of property. •
Name and address of owneddeveloper and engineer.
ApProximate acreage.
Boundary lines. .
Vcinity map.
Scate, not mare than 1'=100'.
North Arrow.
Narnes.book and page numbers of adjoining subdivision.
Identify Iandma�icsJexisting structures,above and below grade.
Cross-secbion of proposed and adjacent streets(cansult general plan).
Approximate grades of proposed and existing streets.
Streets and rights-of-way providing legal access to property and phasing.
Proposed street widths and approximate radii of curves.
�Widths of alleyways and easements.
Name and location of existing and proposed utilifies. .
Elevations of sewer at proposed main connections.
A grading plan showing location, dimensions, grades and Hevation of existing and proposed
drairrage facilities and relationship with Ciiy's master drainage plan.
Lands and parks for public use.
Proposed lot iines/numbers.buildrng pad etevatian(s)and land use
Exisbng or proposed/approvecf adjacent lot Gnes and parc.e!etevations_
Setbacks for front, rear and side yard property tines.
Existing/proposed contours at 1'intervals for slopes<10%,otherwise 5'.
2. Street Ad,�C ressina:
PURPOSE: These requirements were established in order to provide property owners, the general
public and the City with a convenient, accurate and systematic means o�
1_ Identifying and locating properiy.
2. Assist in the proper delivery of mail,packages, utilities and ofher services,
3. Provide means for expedient emergency response by medic�l, law enforcement,
rescue, and any other emergency services.
The City of Palm Desert Building and Safety Department is responsible for creating and assigning
addresses for all new addressable structures or units. �
A Site Address request form Is attached on Page 8, please complete and submit to the
Departmerrt of Building and Safety before the application is submitbed to the Community
Deve{opmenUPlanni�g Department.
6
,t.�..��..�...,.�......._..,.. - ..��.. .__..a,.,��_u....�..��_.,,�.�..�_.,,�....�..�,�..._�.....�,_._.��
� �
' Haw "In Space" Value Works
; The Cost of Mobile Home Ownership is Dependant 4n Factors �
3 That Have Little To Do With The Home itseif �
� �
` Bluebook Value of 30 Year Bluebook Value of 30 Year �
� �
� Old Coach =$5,000 Old Coach =$5,000 �
E / /
�
� In Space Value In Space Value
� _�5'� _$150,000
f
�
� Park With No Rent Control Park With Strong Rent Control
� Hi h s ace rent+ no rotection from redato
9 p P p �'Y Low space ren#+ protection from predatory rent
rent increases keeps value of home low increases enhances value of home
; Biuebook Value of 30 Year Bluebook Value of
` Old Coach = $5,000 30 Year Oid Coach
� � - _�� �
� ' �
In Space Value �
� _ �2�,� —Lot Price =$145,000 �
� Park Owner Conversion ''
i
True Resident Owned Park No in space value+mixed economy of renters,
Low homeowner dues+ resident ownership owners, and speculators+no resident control of
and control of park dramatically enhances park wipes out home owner equity and transfers it �
value of home to park owner �
�
�
� e f_
�
�,� '
l� s -
7 ;
1 �
`�� ��\�
�
�
r
� � ' ��COC{�It�(� �"@�UgSt�� �y ooc �e 2�0s-0�-�a 21-�r
07l18l2005 iD8:80ii Fe�:Si.@9
' First Ameri�n Ttt�e Gp� O Pay� 1 of 9
� 1/ R�cord�d in Official R�eard�
County of Rivtratde
Larry L. Ua�d
Rsssasor, Counly Cl�rk b Rteor�d�r
RECORDING REQUESTED BY AND ����u���������������+n�I����`���� � ryf r
WHEN RECORDED MA1L TO: ,� � �,� � � (� I�����'I(��I
tr r
Sheppard,Mullin,Richter&Hampton LLP
Faur Embarcadero Center, 17th Floor *� $ � ""°� � °" �°R "°`°" °'"� "".
San Francisco, Califomia 9411 l
Attention: luliette M. Ebert, Esq.
A R L �APv �ONG REFUND � ' EW�►1
�SPACE ABOVE L[NE POR RECORDER'S USE ON[.YJ
FIRST MODIFICATIUN AND EXTEN5ION AGREEMENT "�
(Short Form} ��
This FIRST MODIFICATION AND EXTF.NSION AGREEMENT ?��
� (SHORT FORM) (the "Agreement'") is entered into as of July 7, 2405, by and
N between INDIAN SPRINGS, LTD., a Califomia limited partnership ("Borrower"),
and GENERAL ELECTRIC CAPITAI. G4RPORATION, a Delaware cflrporation
\ ("Lender").
� -
� RECITALS
M
t� a. Pursuant to the terms of that certain Laan Agreement dated as of July 2, 2002
by and among Borrower and Lender(as amended from time to tir�ne, the "Loan
A�reement"), Lender made a loan to Borrower in the original principal amount
af FTVE MILLIQN SEVEN HUNDRED THOUSAND AND NO/D4LLARS
($5,'700,000.00} (the "Loan"). The Loan is evidenced by a promissory note in
thc principal amount of$5,?00,000.00, mat�e by Borrower, as maker, in favor
of Lender{the"Note").
b. Borrowcr's obligatic�ns to Lender under the �1ote and the I..oan Agreement are
secured, inter alia, by (a) a Deed of Trust, Security Agreemcnt and Fixture
Filing (the "Deed of Trust") made by Borrower, to First American Title
Comgany, as Uvstee, for the benefit of Lender, encumbering the real property
described in Eachihit "A" attaehed hereto and incorparated herein by this
reference (the "Pro�ect"), and (b} an Assignment of Rents and Leases rnade by
Borrower in favor of Lender (the "Assignment"}. The Deed of Trust and the
Assignment were duly recarded in the dfficial Records of Riverside County,
California, on July 17, 2002, as llocuraent Numbers 2002-391782 and 2002-
39l 7$3,respectively.
c. Barrower and 3ames F. �oldstein, executed that certain Hazardous Materials
Indemnity Agreement (the "Hazardous Materials Indemnitv Aereement")
dated as of July 2,2002,in fa�or of Lender,in connectivn with the Loan.
wo2-SF:SCw11614553(i4.1 '�'
0332•089956
� ,
d. The Bonower's obligations under the Loan Agreement, are guaranteed pursuant
to that certain Limited Recourse Guaranty dated July 2,2002 (the"Guaran ")
made by James�.Goldstein,an individual ("Guarantor").
e. Except as otherwise specifically pravided herein, all capitalized terms used and
not defined herein shall have the meaning set fvrth in the Loan Agreement.
f. Lender and Borrower have agree�i ta madify the Loan as provided in that
certain First Modification and Extension Agreernent af even date herewith
between Borrower and Lender(the "First Loan Modification"}.
AGREEMENT
Thereforc,Borrower and Lender agree as follows:
1. Recitals. The recitals set forti� above are true,accurate and correct.
2. Reaffirmation of Loan. The Borrower hereby expressly reaffirms all of its
obiigations under the Loan Documents, and the Borrower acknowledges that as
. of the date hereof, it has no claims, offssts or defenses with respect to the
payment of sums due under the Note or any other Loan Docurnent.
3. Modi�cation of Loan Documents. The Loan Documents are modified as set
forth in the First Loan Modification referenc�d above which modifications
incjude,without limitatian, extension of the Maturity Date. The First Loan
Moctification is incorporated in this A�reement by reference,the same as
though set forth here in full.
[SIGNATURE PAGE FQLLOWS]
WO?-SF:SCW I1614553b4.1 "2-
33 -089956
� � Tentat�ve Rt�tinc�s �or_Se�#ember 24, 20�8
De�1a.1`t111e11� 1 B(If you wish to request aral argument please call Becicy VVillefard at 760.863.7924)
__ _ ___ __.�.�..�., ___ _—��_„��.:-.�:�. _— _ __�:..., -� ��,e_ -- ._,�
_ . _ .�a,
�-_.�.m_�...�..��...�,... �-n..�:p.�d�._ �
�
'' Ruling :
� '9
a ._.0_,. �;, e.. w.�;.,_. � �,,.�_��:.__ ........... ..u_ •
,._.,..� ,�. ��._,...w,.... :. ,.. .m_t.. ,. ., : . _. ,..:� ,.,.., , _ r ...,...�....� . � , .
'���+��'s Qbiections tQ the DectaratiQn of Jon Rodriaue. The Gourt sustains the objections,ex�ept as to suct-�parfions of the h
;;deciara#ion#ha#identi#y#he documer►ts a#tached as exh�bi#s A#hrough F, as documents sough#tfl be augment�d to the �
�Adrr�inistrati��R�cord. ''
'�
�Citv's obisctions to the cfeclaration of L. Sue Lofton. The Court sus#ains the objections, except as#o such portions o#the 3
.declaration that idenfify the documents attached as exhibits A through D, as documents sought to be augmented to the f
;�administra#ive F��cord. ;
d
� .
9 Responden�'s Motion to�arrect Administrative Record. By tfis mo�ion, Responden�seeks to augment the Administrative�
3 Record by adding certain correspondence between the Petitioner and Responden#'s staff concerning issues re{ated#o °:
�the staff ce�arts and cec�ammendatians made t�X Cit�r stafF ta the Ptanning CQmmis�i�n artd the City Gounc�. a
�The records so�gh#to�e added ar$attached as exhibi#s A�hrt�ugh��o�he declaratic3r�c���or�Rodr�gue ar�d exhibits A ,
;�thraugh€)tcs th�declaraticttt of�.. St,te l.t�#t�. GRANT. �
�
F Pefi#ioner's Requesf for Judiciaf Notice(fled,lufy �fi, �008). By this request Pe#i#+oraer asks ff�e cou�#fo#ake j�dicial notice a
:q of the attacl�ed exhibits A through E, which exhibits inctude IrrFormation BuHetin 2008-10(MP� issued by the State of �
a California Department of Housing arad Community Develcapment and various reports evidencing legisla�ive intent to the Y
,;adoptic�r�o€AB 930, which amended GoveF�ment Code�ectian 664�7.5 post decision i�€!1}orada Pa/m Springs, �td �
x v. City af Palm Springs. GRANT. City's Objections fi#ed July 31,2fl08 are ovetruieti. i
s
':'Respondent's Request for Judieial Notiee(filed July 31, 20Q8). By this request Respondent seeks to have the eourt ?
'notice additional selections from the Legislative History. No Objection has been offered_ GRANT� ;
,�
�
s Pf;�t#IOtl�i'S R@qllf'.�#Of SUdiCl2l NfltiCB iil SUt3pUi#(3#Pe#1#IflT18f S RBpIV#fl f2£'SDOild�flt'S O�pOSi�tflfl tfl PEtttt011 (�1I@d s
�August 26, 2008). By this request Petifioner asfcs the court to notice two addataonat portaons of#he tegislative history and s
�k a Minute Order of a case heard in LA Superior Court on a similar matter. GRANT as ta the legislative history matters. 3
,�
?DENY as to the iA Court Minvte Order_ �
f %
�This ac#ion arises out o##he Ci#y's deniaa of a#en#a#ive tract map apptication by Pe#itioner's predecessor it�tnterest wt�en d
�Pefitloner`s predecessor s�ught to convert a rentat basecf mobile hrrme park, Palm Spri�gs View Estates (�ark), to p
?residentia}conciominium ownership.The mobile home park has been in existenee and in operatb�as a rental park for $
"about 40 years. �he application for She tract map v�+as submitied,iune 5,2006(9 Aft�age 1)_ As required by G.C. Code '
'��ecti�n 6fi427.5, at�he time nf fhe fiti�g of the app4ication, fhe ParCc Quvner also submi#ted fhe Tenant(mpact Reporf(TlR) ;
„and Resident Survey of Suppc�rt with proof fi#�a##he T#R had been served upc�n#he Park residen#s ar�d#ak;�la#ed wi#h#t�e �
=assistance of the Park HbA. (Supp At�Pagss 39t}-433). The Survey of't 84�ark spaces reflected 9 76 responses, vvith 9 �
�in support, 77 not ir�support, and 30 declined to respond. The survey a�so showed that 44 homeowners might be willi�g �
`#o purchase if the price was affordabfe. Thirty-three residen#s responded that they migt�#quali#y as 1ow incorr�e and woutd �
g be interested in purchasing if a[so quatified for la�nr income finar�cing. (Supp.�R Page- 407}. By letter dated August 8, �
,;2D46, directed to the applican#, #he Gi#Y(Pursuant#o#he Parmit Str�amlining Act,Gov#. Code Section 65�2t3 et.seq.) 3
a cfeerr�ed the aPPtieation compfete�s of Juty°5, 2flfl6. th'►tJctober�2t} 20U6 the�it�r�rote tt�aa�fic�rrtartd �
i recrues�ted that�dc�ifional cor►cerns about fire-�valrant#/r�wsJ?'o€aticr�s err�er�cv�ccess raalius reau�remen#s R
�°and an easerr�ent descrration variance be aaldressed it�tl�e ?7R(Exhibi#$to Lofton Decfarat�on�. Applican#denied �
=that these issues betonged in the TtR but commenced studies/actinns to address some of the issues. (�ee Exhibit D to �
�Lof#in Ueslaraiion and Exhibiis A tl��c�l�F o�fhe Rvdriaue Declaratic�n) Pr�c�r tc�the l�e�ar�n�before#he ;
; lannin eor»r�rission tfre A lieant€aifed�amend and mafce ava�lab/e to r�s7dents the addrfrvrts ta fhe TiR �
9 re4uested bv the Citlr Af tt►e Planninq�ommission hearinq of AAn111,2t�Cl7,the stafif reporf recommended the �
§� roval of the tract map witf►a recor►��endeal�ndinp tfiat the atx�ltcant had�ir/��r co►t�pHeci witf�_afI - '
°requiremerrts As the resalt ot resident corr�ments at the heannc� the hearrnc�was contm�red to Matr 9 20Qt,at ;
�whicl�time the staff revsrsed i#s recommendation fora�p�'ova!cla�m�nc�that the T!R Was�nsu�c�ent�n not �
�addvessit�F the hvdrantlraadfeaset»ent eor►eertss. The pfan�ng cttmmfssran the�r voted to d�n�tt�e appFrcat►cm, and e
'�,sent the mattec to the City�ou.nci1 foc its rie nova c�vievir.Ti�.e pianning cnmmission s deniat�nras Uasad primarily upnn a
€tf�e appfican#'s failure fo augment and dstrif�te fhe TfR as requesfed by tF�e Cify in its!et#er of C3ctober 2a, 2006. (See F
'.Resotution No 6Q99, 1 AR Pa�es 't55-159}_ ln atterrtpting to a�dress thte defiictencies rtated by the pianning commission, g
"ths applicant later rsvised�nd re-ssrved the T!R upon all rssidsnts addressing the City's concerns,but the revisions and ;
;re-r�tice were only Eompleted prior ta the de novo hea�i�g o�tk�e City Cou�ci4. Re-service o#the augmented TIR was ;
',made upon the residents on or abvut May 25,20fl7(2 AR page 166) Ot�,3une 2f3,2C)i38,�the City Counc�i conducted�ts �
r,�.�,� ._..�r.��z_�.-..�,,..,.�.a���.a�.,�,.��,...m.��,m�_,�..�::,�..�.��:;;�:,.�.���,�.�..�.��;,;a, z��_�_.�_...f,w_ ,�� �,,..�.�.�._�...�����..�___zmr „,
� ',de rrovo review. The Councii stafif report added an additronal alleged TIR defiiciency not con�idered at the planning '�
�cammissi.Qn he.aring,fo ti!it,the possibitify fhat s�Qme resi.dents may be requirad to obtain ftoQd irtsurance. The City �
;,denied#he#ract rr�ap upor�the alleged TIR deficiencies that wrEre nat addressed prior to the hearir�g be#ore#he advisory �
�e agerrey(Pfarrrring eommiss'rorT)., as wetf as the survsy of support resutts upon vvFiietr the Couneif faund that the conveesion �a
��was not b�i�g made in good faith. (See Resoiutio►�21941, 2 AR Pages 356-358}. �¢
IS
!�
°The court is mindfuf and cautious in anX action where it is asked to"second guess"the decision of a legislative body. In 'r
;;order to grant#his writ, the court must find#hat the legisla#ive body ac#ed in excess of its�urisdiction and/or abused a#s ;r
;s d'tseretton itr deeiding a matter withotrt substan�iat evidenee. In this ease, there ean be r�o questicm that a portion o#the a
'�City's decision, (to wit, denying the appiication on the basis of its finding that the"su�vey of suppart"evidenced a"sham" �s
!;conversion)though mistaken, was not based on bad#aith, but rather was caused by#he confusior� and ambiguity caused '"
'�in the Legislature's adoption of RB 930. �
is
i�
a This r�tatter is dis4ingtttshable�ro�t the faets decided in the E/Dorado r�at�er. In El Dor�ado-, the City�roent beyond the ;�
�#mere appiication and determination of compiiance with GC 66427.5 and had imposed impermissibie mitigating conditions i
;�upon +ssuance of fhe map. fn the presenf case, fhe Cify neifher demanded nor imposed any mi#iga{ing condfions upon �
'�the proposed terrtative map. The City did, however, raise concerns about irrFrastructure and easement issues of which 'f
�the cosi of remediaiion might be passed to the nsw owners if the conversion yras ultimately accomplishsd. The�iiy g
;;requested�hat thes�eoneems be disclosed En the TIR to the residen�s. Pu�suant to�E Dorado, a city's i�tpositwn of ;
!b conditions is contrary to GC 6fi427.5. To avoid the sconomic dispiacement of aii non-purchasing residents,GC 68427.5 ��
+imposes cer#ain requiremen#s on fhe sub-d+vitter when a mobile home park is conver#ed fo residen#ownership. The city's =
'�powers of review are limited. "The scope of the hearing shall be limited to the issue of compliance with this section". GC '�
,a
;$66427.5(e).
�
�sO�vA�ifl�COr�v�RSfOr� '+
'�
;,
I£Though this court believes that the City acted in a good faith beNef of its authority to determine whether this conversion �
`;was bona fide, in this determination, the City neverthetess exceeded its jurisdiction. ;�
�
8
;�There is no svidence in#t�e record tt�at tf�e conversion was no#bona#ide. In EI Dorado,#he city and residen#s expressed �
�cancerri that the sub-ctividers wauld use the convers�an process as a ruse to avoid rent controt. The residents here
'I�argue that the lack of ma}ority support in fhe"surveyn shows that tre conversion was not bona fide. The court in E� ;
Y Dorado rejected this argument and heid that Section 66427.5 did not require majority support, that if the express `
;requirements of the statute uvere met, canuersian could be forced upon tf�e residents. (See 96 Cal,App.4th at 1182). The s
;g Court also no#ed tha#the lack of resident support was no#evidence#hat#he filing o#an applicataon for approval af a �
'.�tentative�arcef ma�r was not the beginn�ng of a bana fide earnrersion to residerrt ownersh�p. (Supra at�age 1174). �
5
4
;Here, City argues that the post E/Dorado amendment of GC 66427.5 (AB 930), which requires the sub-divider to°obtain =
s a suruey of support' as part of its applicatinn for a map, allotirs the City to make a finding of a nan-bona fide conversion
;'s{i.e., that the apptica#ion is a"sham")i##he survey shows less than majori#y si�pport. The amendr�er�t, #�owever, is ;
��taeking ir�language that�troutd eonfer upon the City the aufihQeity to rr�ake the deterrrrination of a"sham"apptieatiQn. 'Fhe �
�tegislature did create some ambiguity in its revision, by providing at GC 66427.5{d)(5)that the ..."resutts ofi the survey ;
';shail be submi#ted#o#he local agency(...)to be considered as part ofi the subdivision map hearing prescribed by 'k
�subdi�rision (e)" Subdivision(e),then howe�er, prescribes the tocal agency onty to determine "the issue of compliance ,g
awith#his section". In faci, the legislative history re#lec#s thai#he amending legislation went thraugh several versions. ;
;Prior versior�s of tFte{egisfation would have set standards of support for whiett the Citp eould have rejeeted fhe applieatian 7
$as non-bona fide. The prior versions of AB 930, which expanded the City's authority to determine"sham"conversions, �
'twere rejec#ed. The adopted legislative changes failed to give the City any additional powers of review. The Assembly "
'°Bill Anatysis (Exhibit D of Petitioner's Request for Judiciaf Notice} states that the propased amendment ... �is not ''
k intended ta allow park residgnts to block a requsst to s�abdivide.R The analysis also states"The resul#s of the survEy �
�wottld not af�ec��he d�t4y o#the local agene}�to cansider�the rec�txest to st�bdivide pursuant to Seetion 66427.5 but rrterely �
'�provide additional information. tt is fc�reseeabie that the resuits af the survey c�uid be used to argue t�a court that the �
;conversion is a sf�am and thaf#f�e rent formulas+n Sec#ion 66427.5 shoufd not be appNed.n The fanguage in E/Dorado =.
:'at pages 1165-66, states that the determination of whether an application for a map is a"sham", is a decision to be made '�
�by the courts and not a local agency. This holding in FI Dorado appears to have been left unaltered by the AB 930 %
,;amendmer►ts. Aceordi►�gly, the City's fFnding o�a non-bona fide app�ieatian (Seetio�2 of Reso{ution 21941, 2 AR Pages ,
:f 357-58)does nat provide a defense to the requested writ. °
�
;
;
'�ADEQUACY OF THE TENANT IMPACT REPORT
�i The#oiiowing issue appears#o be of fiirs#irripression. Unfortana#eiy#nr ail concemed,#he legistation concernittg#his d
�issue is entirely unGear. In answers to questions addressed by the court, the parfies concede thaf there is no stafute, 3
;case or other authority, which defines the content of a TlR. Govemment Code Section 66427.5 provides the =.
°requ�rements for the presentation and cons�deration af a mobilefiome park convers�on before a.c�t�fa�enc�._ Th�s Secfion �
_._....�.ro......� _._ __. _._._._ _......_ _. -
� _,._ -- -- __._.__ _...� _ ___ __ _..... _. ._._.. ,.� __.. ---- __.__ ---- _---_. ---_._ _—-__-
- ..
� fails to define, in any specific way, what must or may be in the TIR. The only language which gives us any clue is stated �
.ii in the Section's opening sentence and sub-part(b), as follows ;
� �
i "At the time of filing a tentative or parcel map for a subdivision to be created from the conversion of a rental mobilehome
'; park to resident ownership, the sub-divider shall avoid the economic displacement of all non-nurchasing.residents i
��it�#he#o!lovvin� A
;#manner. ,�
li
� .
;� b• The sub-divicFer sha{I file a report on the impact of the conversion upon residents of the �
�mobilehome nark to be converted to resident owned subdivided interest.° (emphasis addedj. ?
4
� `
'The bolded language, above, appears to be tk�e only de#ini#ional clues. From this language;the caurt determines that the '
;4TIR should include information and disclosures that reasanably may Economicafly affect residents of the park. Additional ,;
�ec�rtf�tsion is eaused by fhe ineonsistency in lartguage between fhe infroductory sentenee and the speeifie requirements of,;
�sub-part(b)_ The irrtroductary secttence states that S�ction 66427.fi is inten.ded t�avoid the ecorwmic dispiacement af �
;�aff�or�-purchaslr�g resider�fs. Su[rparf{b)req�tires�F►a#�f�e TFR address irnpacts t�paa fhe res+denfs v�itho��dis#+r�etion P
�!g as to whether the resident is pur�chasincr or►rat Quite obviouslv at the time the T/R is distributed to the ;
;�residents,fhe sub d"ivlder ryould have no u�av of distinpuishinp beiryeen resldents Who Wfll or ryan't purchase_ ;�
;;The TIR is addressed and distribr}�ed ta all of ti►e park reside�ts Presumablv the FlR fs also fntended to educate;s
I�the residerrts as to the impacts of the canversion so that a knawleatpea6/e cha�ce mav be made 6y eacfi resident >
i4 when he/she is asked fo respond to the tenant"survev of support"reauired under suBpart a
;`(d)of Section 66427.5. �
y
,
r Petitioner argues that the TIR skiould address or�Ey the economic affects conceming re�tals th�t may be chaFged to non- ;
�purchasing residents as iimited by Sub-part(fi)of Section 66427.5. Petitioner further argues that#he Ci#y t�ad no a
�authority to request discfosure of the infrastructure concems in the TtR. Petitioner atso correctly argues that City has no ¢
°authority over Mobilehome Park infrastructure, it being pre-empted by State law. Petitioner cites no authority for its :?
g position that"economic impacts" relate only ta post conversion rentals. ;;
�
�Citv's reau�st#t�at#he Tf�'#e ac,amer�tsd to d+sclose ao,ssi�rle�ancial irr�aac#s tl�at mav result frc�rt� ;
��assessments to c�mmsctoidfdecav�ati�stracture orvifierdefrciencies daes n+�trnfinc�uuo»the State's ;
g iurisdjct�an. The City's requested disclosures,in no way require the applicant to make improvements, conduct studies, S
'1°or take anv other at�rmative action other fhan to disctase the issues that rnaY result rn a ffr�ancial imvact to the '
;;residerets.The City's rec}uested disctosuces are nat im�Cermissible"canditwns"ta apprauat as contemptated in-the E! ,;
,�Dorado case. O#her#hat the ccast uf pho#ocopying ar�d maifing the ac�grr�ented TIR, t#�e app+ican#is put#o no expense. �
';
d
3 Petiiioner argues that the Dctober letter from fhe City, requesting the augmentation ofi the T1R violated tne Permit y
?Streamlining Act(Govt:C4d�Sections 6592t3, et. seq:}. The court flnds this araument unuersuasive. Section `
#65944(a)of fhe Act eaca�esstu altorYs the Citu ""ui ttre coeuse of urocessertct the arxnGFcati�zn,reauest the ;
;a ica�t to cla ' �i �orrect r otl� i s�r ir� ' ec► � .,, ¢
�Further,Sectiort C6427.5 reqrlires that tha fiR be made available#o the resid�nts�S " r to the hearin 3
�before the advisory aqencv it is weil known fihat anv m�p apaiication rnus#be processed fihrouqh manv cifir ;
'?departments ctiv staff a�d counset and that ctarifica#ian and supplemental Information is otten requlred. This is a
°the reason for the se�and sentence of Sect�Qn 65944( 1�auoted abov�� Eurttt�r,in that the(ea[statute ailows ,
�until 15 days before the hearina to make the rencsrt�vailable it is evident that the le�islafure mtended that the p
;Gity have adsctuate time tc review and reauire auamentation of a TiR. �
;
�The Court finds that Goverr►rnent Gode Section 66427 5 reauires the Cr�/Aqencv to rute unon the adepuacv of `
�fhe T/R Nofhina in fhe Sec�ian limits tl�e CitYlAqenctr from demandir�q auqmentat�on of the T!R to reau�re °
6 disclosure of#arts that ma�r economir.aallv lrn�act the park resiafer�ts siavu/tl tbe conversron aroceed There is no ;
z evidenee trr t��ord that the Cltv's f�ber�le#fer tepues�inar ar�ar�serttaficm was made rn anvthrr►�o��ter titan a �
�400d faifh and reasonab/e belief that the Jssues mav economica/1y�maact the r�sialents wheth�r��r�chasmu ar +
'�non-aurchasina, `
ii
y Ci�y's�ctober let�er requesting augmentation of the 77R was time/y made,it being sent nearly 6 full months $
;�befare the pla�tning comrttission hearirtg. Petitioner failed to augment and re-serve the TIR as requested by the City �
i untii after the denial by the planning commission and before the de novo hearing before the City councii. The service =
awas untimefy. Govemmenf Code Section 66427.5(c} requires the TIR be made»avai(able fo each resident of the Y
'mobilehome park at least 15 days prior ta the hearina an the mau bv the advisory aaencv"... The augmented TIR, '
°having been served after the planning commission hearing, and not at least 15 days prior to such hearing, was untimely. �
x
3 TMe Planning commission and the�ity c4uncil did not abuse fheir discretion in finding that the applicant failed �
=to co►r►ply,n�iz�sect,�ss427.5 by�fs i,�arequ�te r�t�.
�
F
�Accordrn�#y,the wrrt�s derned _ _ _�._ _ __--_.._..�
•At the time of filing a tentative or parcel map for a
' subdivision to be created from the conversion of a rental mobilehome
park to resident ownership, the subdivider shall avoid the economic
displacement of all nonpurchasing residents in the following manner:
(a) The subdivider shall offer each existing tenant an option to
either purchase his or her condominium or subdivided unit, which is
to be created by the conversion of the park to resident ownership, or
to continue residency as a tenant.
(b) The subdivider shall file a report on the impact of the
conversion upon residents of the mobilehome park to be converted to
resident owned subdivided interest.
(c) The subdivider shall make a copy of the report available to
each resident of the mobilehome park at least 15 days prior to the
hearing on the map by the advisory agency or, if there is no advisory
agency, by the legislative body.
(d) (1) The subdivider shall obtain a survey of support of
residents of the mobilehome park for the proposed conversion.
(2) The survey of support shall be conducted in accordance with an
agreement between the subdivider and a resident homeowners'
association, if any, that is independent of the subdivider or
mobilehome park owner.
(3) The survey shall be obtained pursuant to a written ballot.
(4) The survey shall be conducted so that each occupied mobilehome
space has one vote.
(5) The results of the survey shall be submitted to the local
agency upon the filing of the tentative or parcel map, to be
considered as part of the subdivision map hearing prescribed by
subdivision (e) .
(e) The subdivider shall be subject to a hearing by a legislative
body or advisory agency, which is authorized by local ordinance to
approve, conditionally approve, or disapprove the map. The scope of
the hearing shall be limited to the issue of compliance with this
section.
(f) The subdivider shall be required to avoid the economic
displacement of all nonpurchasing residents in accordance with the
following:
(1) 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 or charges for
use of any preconversion amenities, may increase from the
preconversion rent to market levels, as defined in an appraisal
conducted in accordance with nationally recognized professional
appraisal standards, in equal annual increases over a four-year
period.
(2) As to nonpurchasing residents who are lower income households,
as defined in Section 50079.5 of the Health and Safety Code, the
monthly rent, including any applicable fees or charges for use of any
preconversion amenities, may increase from the preconversion rent by
an amount equal to the average monthly increase in rent in the four
years immediately preceding the conversion, except that 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.
Section:Previous 66425 66426 66426.5 66427 66427.1 664272 66427.4 66427.5 66428 66428.1 66429 66430 66431 Next
Last modifted.•July 31,2008 �
C
To RENT REVIEW COMMISSION September 22, 2008
There is no other way describe how tired, desperate and exhausted we are. This has been
going on for years 4 '/Z years. I cannot see myself given up. We have had seven residents pass
away in the last two of months. One couple past away three days apart. We have had
residences prematurely go into assisted living, nursing home or, with there family to get away
from here. Not all of us have those options. This has truly become a life and death situation.
The uncertainness of our situation is unbearable. To be 60, 70, 80, 90 and almost 100 years of
age and have no where to go, and/or have no control over your own life.
It is over whelming our community. We are not young. Some of our residents are just giving
up. What are we to do? We just can't pick up our homes and leave this Park. Some of us
can't even pick up our belongings, let alone a coaches.
Our community is under siege, with no end in sight. Tbe owner of the Park knows this, he has
completely taken advantage and control of us and our lives. As residents we never dreamed
we would he here pleading for our lives. If his plans go through, we, our
relatives/spouses/daughters/sons/siblings and anyone else involved in our lives, will have to
pick up the pieces when we pass. There is a ripple down effect. Your elder life should not be
like this. We cannot sell our homes and take a great loss. I have a mortgagee. If we were able
to sell there would not be enough money to start over.
We have residents who have gone into nursing homes or assistant living, they are paying
monthly cost there, as well as the rent on their space in Indian Springs .
This is what we live with 24/7 .
ISHMP has started to work on the sewer installation. It's dirty, noisy, yaur home shakes every
time the huge trucks go up and down the street. It's hard for some residents to get around. I
must say in fairness, the men doing the work are very considerate and helpful. Just to keep the
record straight, the sewer installation was ordered by HCD, not us. The owner puts up our
rent as collateral for his loans. We are siting ducks.
It appears we have no say in any decisions made regarding our property. We are depressed,
scared, helpless, confused, confined and more then anything TRAPED.
I really can not believe that we are caught in the middle of such a mess. I would never do this
to another human being. How can one person destroy so many lives of so many good
residents. The owoer has more then ample income.
Try to picture yourself in our situation, desperate, having no control over anything.
The Park & the City tells you you will have to pay for a sewers installation and a rent
increased and you do not have the money to pay that increase. What do you do?
Our Social Security goes up with the cost of living. Isn't that principal of rent control?
I am one of the people that live on a fixed income. I bought my home because there was rent
control. I moved 2000 miles with the assurance of reat control. If the chronic problems of the
septic system were disclosed to me before I purchased. I would have re-though my decision,
4
That's why there is a mandatory disclosure. If I would have known in advance of the shaky
situation of owning a mobile home (virtually, you have no rights, no control over your home) I
may not have bought this mobilehome.
My income is extremely low (see chart) and fixed. I didn't work all my life for this. This is not
fair. This was mess was created by the owner because he did not put in a sewer 25 years ago?
How does that become our responsibility?
This commission is our only chance and that is why I am here pleading with you, not to pass
any of this owners cost (for failure to maintain) on to us. We are suffering,we need you to fine
an answer, This can not go on for another 4 '/2 years, we are a captive audience and have no
choice. We have no choice in anything. We need you to stand in our shoes and find in our
favor. We are the ones who are suffering financially, spiritual, mentally and physically. You
have to power to help us before the stress and strain takes it's tole.
Please, please look at the human factor. If you agree we should pay for a sewer that should
have been put in 25 years ago and we are no allowed to recover our over ch�rged rent (again
25 years) and/or role back the rent for us, you are giving us a death sentence. That is why I
am pleading with you to find in the favor of the resideoce and not pass any of the owners cost
on to us.
Margo Iverson # 79 ISMHP
�
+ /___� --`- ' n .
�4b incom�Limtts for?OOS 4 of 7
IVumber ot Percons in HousoFwk!
CountY h�cortie Cabltory 1 2 3 4 S 6 7 S
Napa CouMy Extremely Low 16,730 19,100 21,500 23,900 25,800 21,700 29,B50 31,550
Aroa Median 1ncaGne: Very Lowlncome 27,850 31,85� 35,800 39.800 43,000 48,150 49,35Q 52,550
79,�90 Lcwe�lnso�e 43,050 48,200 55,35Q 61,500 66,400 71,350 76,250 81,200
Median Income 55,700 63,700 71,800 78,6fl0 86,fl0U 83,300 98,70t3 1tf5,100
Moderate Inc�me 66,gOb �6,4U0 86,i�00 9�5,'SOO 103,1b0 110,�00 14$,4b0 126,100
Nevada Courrty Extremefy Low 13700 1565Q 17BQ0 1855A 2110D 2270Q 24250 25800
Area AAeclien IAcaFne: Very Low l�coma 22800 26050 29300 335SD 35150 37750 40350 42950
88100 Lowerincome 36450 41�00 46900 52100 56250 60450 6�600 68�3(i
FAedisn Income 45�00 52100 58600 65100 70300 75500 80700 85900
Moderate Income 54700 82500 7�30�0 T8100 84300 SO600 96800 103100
Oranye�nty Extnernely Lcra 49,550 22,300 25,bQ0- 27,9Aa 30,150 32,350 34,600 36,850
Area Median income: Very Low Income 32,550 37,200 41,850 48,5d0 50,200 53,950 87,650 67,#00
84;100 Lower Incame 52,100 59,500 6B,950 Y4,400 $0,350 8G,�00 J2,250 �8,200
Median Income 58,�0 67,300 75,700 84,l00 90,800 97,600 104,300 111,000
Moderate income 70,600 80,740 90,800 100,900 109,000 117,OQ6 125,100 133,20D
P{acer County Extremely Low 14,900 17,Q50 18,150 21,300 23,000 24,700 28,400 28,100
Area Median lncome: Very Cow Income 24,850 28,400 31,980 3S.S00 38,350 41,200 �44,000 46,850
79,000 Lower Income 39,750 45,450 51,100 56,800 61,350 85,900 70,450 75,000
Median I��me 49,700 56,800 63,900 71.000 76,700 82,400 88,OOp 93,7D0
Moderate Income 59,600 88,200 76,700 8lf,200 82,000 98,800 105,600 112,500
Piumas County E�ctromely Low 12,450 14,200 16,000 1T,7Sb 19,150 20,600 22,000 23,450
Area Median inooma: Very low incoma 20,700 23,650 26,600 28,330 31,900 34,300 36,650 39,00�
59,100 Lower Income 33,1U0 37,850 42,550 47,300 51,100 54,850 58,650 62,45�
� Median Income 41,400 47,300 53,200 58,l00 63,800 68,800 73,300 78,Q00
odarafe Inc�me 49,600 56,700 63.600 70.900 76,600 82,200 87,900 93,600
" d�D�
Riverside County Ext�amety Low 14; 16,000 18,OD0 20,bOQ 21,600 23,240 24,�0 26,400
Area Median inoome: Very Low Inoome 26,650 29,950 33,300 35,950 38,630 41'300 4S,95D
62,000 Lorver)ncome 37,300 42,650 47,950 53,300 57,550 81,850 68,100 70,350
Medianlncome 43,400 49;600 SS,800 62,000 67,000 71,900 76,900 81,800
Mo�rate income 52.100 59,500 67,000 74,400 8a.q00 88,300 92,300 98.200
Sa�xamento Cow�ty fxtremety Low 14,900 17,050 19,150 21,300 23,000 24,700 26,440 28,100
Area Median Income: Very Low Income 24,850 28,400 31,950 35,500 38,350 41,200 44,000 48,850
71;OOd Lowerincome 39,750 45,450 81,100 38,800 61,350 65,900 70,430 75,000
Median Income 49,7� 56,800 63,900 T1,000 76,700 82,400 88,000 93,700
Moderate Income 59,600 68,200 76,700 85,200 92,Q00 98,8Q0 105,600 112,500
San Benilo Gounty ExMemely Low 16,400 18,700 2�,050 23,40Q 25,250 27,150 29,000 30,900
A►ea Medien Meome; Very Low Income 27,30Q 34,200 35,40Q 39,000 42,1Q0 45,25Q 48,350 51,500
78,000 Lawerlrtcome 43,050 49,300 95,350 81,5ti0 �,400 71,35fl 78,250 81,300
M�an Income 54,600 62,400 T0.2�d T8,0�0 84,2d0 90.500 86.T00 103,000
Moderate Income 65,50f3 74,900 84,200 93,600 101,100 108,600 t18,100 123,6Q0
San Bemardino Co�nty F�Arer►�eiy Low 44,000 46,000 18,000 20,ODQ 31,600 23,20Q 24,800 26,400
Area Median inr.ome: Very Cow income 23,300 26,85fl 29,850 SS,300 35,950 38,650 41,300 43,950
62,000 Lower Incoma 37,340 42,650 47,950 33,30� 57,550 6t,850 66,100 70,350
Median Income 43,400 49,600 55,800 62,Q00 67,OQ0 71,900 76,900 81,80�
Moderate income 5Z,'!Op 59,500 87,000 74,400 80,400 86,300 92,300 98,240
Not�:Sea instnrctio`►s,fsxample on last�ege to detem��re incnme�imit ibr frous�eholds fatger than 8 persons
, K1au 7 � zao�
SEWER
What does the $2,188,846.60 cost of installation consist of?
Sanitation Capacity Charge is one time fee and it is like purchasing and additional land to
add to yours. All homeowners become part owners of CVWD's Treatment Plant. You
can see this by going to CVWD.ORG and on the search entry enter SCC, the first
document explains why I can say this.
The Sanitation Capacity Change is 3,995.00 X 191 = 763,045.00.
Fees Paid for Engineering Plans paid to CVWD. ??????
At least these fees should be removed from the $2,188,846.60 before capitalizing the cost
of sewer.
In my co versations with the Chef Sanitation Engineer at CVWD over 3 years ago,fi�
commen�'that CVWD will adopt the sewer system and maintain it if Engineering Plans
and fees paid to a qualified Civil Engineering Firm were completed and approved by
CVWD. This looks to been done since I see that man hole covers are being installed with
CVWD stamps on them. This means that if anything goes wrong with it, CVWD will
maintain the in-park Sewer System being installed as part of the monthly fees paid for the
Sewer Service Charges. So it appears that most of the costs of the newly installed system
should not be capitalized according under the improvements guide lines of your
Guidelines for Hardship Rent Increase.
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�� COACHELLA VALLEY WATER DISTRICT
Sanitation Service Rates
Sewer Service House Lateral
District Installed: Actual cost, including administration and general overhead.
Installed bv Others: Bid price for the house lateral, plus cost of District inspection services($1,000 initial
deposit required). Contact District for pre-qualified installation contractors.
Sanitation Capacifv Char_qe
All Areas(except as noted below) $ 3,995.00
Palm Desert Country Club(on premises included in original service area) None
Service Area No.41 (per agreement with City of Coachella)
Sewer Service Monthlv Char_qes Charge Per
Residential Dwellina Units EDU
Service Area No.41: Area bounded generally by Jackson,Calhoun and Avenues
52 and 56. $ 27.05
Service Area No. 80: All lands within ID Nos. 53, 54, and 57, Indian Wells, and
Palm Desert Country Club. $ 22.50
Improvement District No. 58/81: Along I-10,Thousand Palms to Indio $ 25.65
Improvement District No. 50/82: North Shore Beach $ 30.40
Improvement District No. 51/82: Bombay Beach $ 29.85
Improvement District No. 55/82: La Quinta, PGA West and Mecca $ 27.05
Commercial Consumptive Char_qes
For commercial or institutional purposes other than schools,the following applies:
The sewer service charge is based on the water consumption through any meters used all
or partially for domestic purposes, multiplied by the applicable rate below. The minimum
charge is the monthly sewer service charge listed above, multiplied by 1 EDU.
Charge Per
100 cu.ft.
Service Area No.41: Area bounded generally by Jackson, Calhoun and Avenues
52 and 56. $ 1.12
Service Area No. 80: All lands within ID Nos. 53, 54, and 57, Indian Wells, and
Palm Desert Country Club. $ 0.99
Improvement District No. 58/81: Along I-10,Thousand Palms to Indio $ 1.11
Improvement District No. 50/82: North Shore Beach $ 1.30
Improvement District No. 51/82: Bombay Beach $ 128
Improvement District No. 55/82: La Quinta, PGA West and Mecca $ 1.12
Miscellaneous Charpes
Interceptor/separator surcharge(monthly) $ 15.00
Business sewer cleaning charge per EDU(monthly) $ 1.50
Returned Check Charge $ 30.00
Other restrictions and rates apply where required,and may include a hold harmless agreement and/or various applications where
necessary. This information is excerpted from Regulations Goveming Sanitation Service and is not intended to include all district
charges or rules. These rates are subject to rules and regulations as adopted and amended by the Coachella Valley Water District
Board of Directors.
EDU=Equivalent Dwelling Unit
Effective July 1,2008