{"t": "Title 15 PUBLIC SERVICES\u2014OTHER", "p": "/us/ca/cities/american-canyon/code/15", "et": "container", "dj": "/us/ca/cities/american-canyon/code/index.json", "fh": "/us/ca/cities/american-canyon/code/15/index.full.html", "sc": "Title 15", "sp": "library|City of American Canyon, Cal., Code|15", "c": [{"t": "Chapter 15.04 MOBILEHOME PARK RENT STABILIZATION PROGRAM*", "p": "/us/ca/cities/american-canyon/code/15.04", "et": "container", "sc": "Chapter 15.04", "sp": "library|City of American Canyon, Cal., Code|15|15.04", "c": [{"t": "15.04.010 Purpose and findings.", "p": "/us/ca/cities/american-canyon/code/15.04.010", "et": "section", "sc": "Section 15.04.010", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.010", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(A)", "et": "para", "sc": "Section 15.04.010(A)", "x": "Residents of mobilehome parks, unlike apartment residents or residents of o"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(B)", "et": "para", "sc": "Section 15.04.010(B)", "x": "There is presently within the city a shortage of mobilehome spaces on which"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(C)", "et": "para", "sc": "Section 15.04.010(C)", "x": "Mobilehomes constitute an important source of housing for persons of low an"}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(D)", "et": "para", "sc": "Section 15.04.010(D)", "x": "Alternative sites for the relocation of mobilehomes within the city and sur"}, {"t": "(E)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(E)", "et": "para", "sc": "Section 15.04.010(E)", "x": "The result of the conditions identified above has been the creation of a ca"}, {"t": "(F)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(F)", "et": "para", "sc": "Section 15.04.010(F)", "x": "Mobilehome owners are property owners with sizable investments in their hom"}, {"t": "(G)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(G)", "et": "para", "sc": "Section 15.04.010(G)", "x": "The continuing possibility of unreasonable space rental increases in mobile"}, {"t": "(H)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(H)", "et": "para", "sc": "Section 15.04.010(H)", "x": "Existing state law permits mobilehome park owners to require mobilehome own"}, {"t": "(I)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(I)", "et": "para", "sc": "Section 15.04.010(I)", "x": "Because of the low vacancy rate, it is necessary to encourage the developme"}, {"t": "(J)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(J)", "et": "para", "sc": "Section 15.04.010(J)", "x": "It is the purpose of this chapter to protect the owners and occupiers of mo"}, {"t": "(K)", "p": "/us/ca/cities/american-canyon/code/15.04.010#(K)", "et": "para", "sc": "Section 15.04.010(K)", "x": "There is no possibility that the adoption of the ordinance codified in this"}]}, {"t": "15.04.020 Definitions.", "p": "/us/ca/cities/american-canyon/code/15.04.020", "et": "section", "sc": "Section 15.04.020", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.020"}, {"t": "15.04.030 Applicability.", "p": "/us/ca/cities/american-canyon/code/15.04.030", "et": "section", "sc": "Section 15.04.030", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.030", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(A)", "et": "para", "sc": "Section 15.04.030(A)", "x": "The provisions of this chapter shall apply to every mobilehome park within "}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(B)", "et": "para", "sc": "Section 15.04.030(B)", "x": "The exception provided in subsection A for spaces subject to long term rent"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(C)", "et": "para", "sc": "Section 15.04.030(C)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(C)(1)", "et": "para", "sc": "Section 15.04.030(C)(1)", "x": "Offer any resident or prospective resident the option of a rental agreement"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(C)(2)", "et": "para", "sc": "Section 15.04.030(C)(2)", "x": "Provide the resident or prospective resident a copy of this chapter if a co"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(C)(3)", "et": "para", "sc": "Section 15.04.030(C)(3)", "x": "Inform the resident or prospective resident orally and in writing that if t"}], "x": "Before any rental agreement or lease in excess of twelve months is executed"}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.030#(D)", "et": "para", "sc": "Section 15.04.030(D)", "x": "Any effort to circumvent the requirements of this section is unlawful, as w"}]}, {"t": "15.04.040 Base rent.", "p": "/us/ca/cities/american-canyon/code/15.04.040", "et": "section", "sc": "Section 15.04.040", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.040", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(A)", "et": "para", "sc": "Section 15.04.040(A)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(A)(1)", "et": "para", "sc": "Section 15.04.040(A)(1)", "x": "Except as provided in this section, a park owner shall not demand, accept o"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(A)(2)", "et": "para", "sc": "Section 15.04.040(A)(2)", "x": "If a mobilehome space is exempted from the provisions of this chapter becau"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(A)(3)", "et": "para", "sc": "Section 15.04.040(A)(3)", "x": "It shall be presumed that the initial base date rent yields a fair return."}], "x": "Initial Calculation."}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(B)", "et": "para", "sc": "Section 15.04.040(B)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(B)(1)", "et": "para", "sc": "Section 15.04.040(B)(1)", "x": "In seeking an adjustment to the initial base rent under this section, the p"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.040#(B)(2)", "et": "para", "sc": "Section 15.04.040(B)(2)", "x": "The guidelines for determining an adjustment to the initial base rent are s"}], "x": "Adjustment. A park owner may seek an adjustment to the initial base rent wh"}]}, {"t": "15.04.050 Vacancy control\u2014Establishment of new base rent.", "p": "/us/ca/cities/american-canyon/code/15.04.050", "et": "section", "sc": "Section 15.04.050", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.050", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.050#(A)", "et": "para", "sc": "Section 15.04.050(A)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.050#(A)(1)", "et": "para", "sc": "Section 15.04.050(A)(1)", "x": "A vacancy occurring because of the termination of the tenancy of a mobileho"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.050#(A)(2)", "et": "para", "sc": "Section 15.04.050(A)(2)", "x": "A vacancy of the mobilehome space arising from the voluntary removal of a m"}], "x": "A park owner shall be permitted to charge a new base rent for a mobilehome "}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.050#(B)", "et": "para", "sc": "Section 15.04.050(B)", "x": "\"Lawful space vacancy\" shall not include sale or other permitted assignment"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.050#(C)", "et": "para", "sc": "Section 15.04.050(C)", "x": "Any alleged violation of this provision shall be subject to the alternative"}]}, {"t": "15.04.060 Anniversary date.", "p": "/us/ca/cities/american-canyon/code/15.04.060", "et": "section", "sc": "Section 15.04.060", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.060"}, {"t": "15.04.070 Rent increase limitations.", "p": "/us/ca/cities/american-canyon/code/15.04.070", "et": "section", "sc": "Section 15.04.070", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.070", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(A)", "et": "para", "sc": "Section 15.04.070(A)", "x": "From and after the effective date of the ordinance codified in this chapter"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(B)", "et": "para", "sc": "Section 15.04.070(B)", "x": "If the annual percent change in CPI is negative, there shall not be a rent "}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(C)", "et": "para", "sc": "Section 15.04.070(C)", "x": "Notwithstanding the foregoing, the permissible annual increase may be adjus"}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(D)", "et": "para", "sc": "Section 15.04.070(D)", "x": "A park owner may not increase the space rent within twelve months of the ef"}, {"t": "(E)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(E)", "et": "para", "sc": "Section 15.04.070(E)", "x": "If a park owner wishes to increase the space rent on the anniversary date o"}, {"t": "(F)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(F)", "et": "para", "sc": "Section 15.04.070(F)", "x": "If an agreement is not reached by the parties through mandatory mediation, "}, {"t": "(G)", "p": "/us/ca/cities/american-canyon/code/15.04.070#(G)", "et": "para", "sc": "Section 15.04.070(G)", "x": "Any notice of space rent increase given by a park owner pursuant to this se"}]}, {"t": "15.04.090 Information to be provided by the park owner.", "p": "/us/ca/cities/american-canyon/code/15.04.090", "et": "section", "sc": "Section 15.04.090", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.090", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(A)", "et": "para", "sc": "Section 15.04.090(A)", "x": "Within thirty days after the effective date of the ordinance codified in th"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(B)", "et": "para", "sc": "Section 15.04.090(B)", "x": "When raising rent pursuant to Section 15.04.070(A) the park owner must prov"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(C)", "et": "para", "sc": "Section 15.04.090(C)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(C)(1)", "et": "para", "sc": "Section 15.04.090(C)(1)", "x": "The amount of the rent increase, both in dollars and as a percentage of exi"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(C)(2)", "et": "para", "sc": "Section 15.04.090(C)(2)", "x": "The identity of all other affected residents in the spaces which they rent;"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(C)(3)", "et": "para", "sc": "Section 15.04.090(C)(3)", "x": "The address and telephone number of the administrator and a statement that "}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(C)(4)", "et": "para", "sc": "Section 15.04.090(C)(4)", "x": "A copy of the petition form prepared and provided by the administrator whic"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(C)(5)", "et": "para", "sc": "Section 15.04.090(C)(5)", "x": "If applicable, notification that the proposed increase exceeds the annual c"}], "x": "Whenever the park owner serves a copy of a rent increase, except where the "}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(D)", "et": "para", "sc": "Section 15.04.090(D)", "x": "The park owner shall at the same time file with the administrator two copie"}, {"t": "(E)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(E)", "et": "para", "sc": "Section 15.04.090(E)", "x": "Any financial information presented to the park owner pursuant to subsectio"}, {"t": "(F)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(F)", "et": "para", "sc": "Section 15.04.090(F)", "x": "A park owner failing to provide any information, documents or notices requi"}, {"t": "(G)", "p": "/us/ca/cities/american-canyon/code/15.04.090#(G)", "et": "para", "sc": "Section 15.04.090(G)", "x": "With the exception of rent increases pursuant to Section 15.04.070(A) a ren"}]}, {"t": "15.04.100 The rent dispute resolution process.", "p": "/us/ca/cities/american-canyon/code/15.04.100", "et": "section", "sc": "Section 15.04.100", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.100", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(A)", "et": "para", "sc": "Section 15.04.100(A)", "x": "The resident may contact the administrator for an explanation of the provis"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(B)", "et": "para", "sc": "Section 15.04.100(B)", "x": "Settlement Offers. At any time after residents file a petition for mandator"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)", "et": "para", "sc": "Section 15.04.100(C)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(1)", "et": "para", "sc": "Section 15.04.100(C)(1)", "x": "A petition signed by fifty-one percent of the mobilehome spaces affected by"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(2)", "et": "para", "sc": "Section 15.04.100(C)(2)", "x": "Within seven days of receiving a written request for dispute resolution, th"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(3)", "et": "para", "sc": "Section 15.04.100(C)(3)", "x": "The administrator will not open dispute resolution, or will order dispute r"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(4)", "et": "para", "sc": "Section 15.04.100(C)(4)", "x": "The administrator will promptly assign the request to a mediation panel who"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(5)", "et": "para", "sc": "Section 15.04.100(C)(5)", "x": "The mediation panel shall be selected consistent with Section 15.04.020 (Me"}, {"t": "(6)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(6)", "et": "para", "sc": "Section 15.04.100(C)(6)", "c": [{"t": "(a)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(6)(a)", "et": "para", "sc": "Section 15.04.100(C)(6)(a)", "c": [{"t": "(i)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(6)(a)(i)", "et": "para", "sc": "Section 15.04.100(C)(6)(a)(i)", "x": "The mediation panel, through the administrator, shall arrange for the emplo"}, {"t": "(ii)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(6)(a)(ii)", "et": "para", "sc": "Section 15.04.100(C)(6)(a)(ii)", "x": "Cost of Expert. The mediation panel, through the administrator, shall also "}, {"t": "(iii)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(6)(a)(iii)", "et": "para", "sc": "Section 15.04.100(C)(6)(a)(iii)", "x": "At the conclusion of the independent expert analysis, the mediation panel s"}], "x": "Independent Expert Analysis."}], "x": "Unless all parties agree in writing to waive the time limit, the initial me"}, {"t": "(7)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(7)", "et": "para", "sc": "Section 15.04.100(C)(7)", "x": "The parties involved in the dispute, including any resident representative,"}, {"t": "(8)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(8)", "et": "para", "sc": "Section 15.04.100(C)(8)", "x": "Pursuant to Section 15.04.200, the administrator shall have the power to im"}, {"t": "(9)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(9)", "et": "para", "sc": "Section 15.04.100(C)(9)", "x": "No party shall be obligated to reach any specific agreement, or to reach an"}, {"t": "(10)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(C)(10)", "et": "para", "sc": "Section 15.04.100(C)(10)", "x": "In the event the parties do not come to an agreement through mediation, eit"}], "x": "Mandatory Mediation."}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(D)", "et": "para", "sc": "Section 15.04.100(D)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(D)(1)", "et": "para", "sc": "Section 15.04.100(D)(1)", "x": "If mediation between the park owner and the affected residents pursuant to "}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(D)(2)", "et": "para", "sc": "Section 15.04.100(D)(2)", "x": "As soon as possible after a petition has been filed with the administrator "}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(D)(3)", "et": "para", "sc": "Section 15.04.100(D)(3)", "x": "Upon the filing of petition with the administrator, the rent increase at is"}], "x": "Arbitration."}, {"t": "(E)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)", "et": "para", "sc": "Section 15.04.100(E)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)(1)", "et": "para", "sc": "Section 15.04.100(E)(1)", "c": [{"t": "(a)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)(1)(a)", "et": "para", "sc": "Section 15.04.100(E)(1)(a)", "x": "For the purpose of counting petition signatures only, each mobilehome space"}, {"t": "(b)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)(1)(b)", "et": "para", "sc": "Section 15.04.100(E)(1)(b)", "x": "For the purpose of counting petition signatures only, any person over the a"}], "x": "The administrator shall not accept a petition for arbitration of a rent inc"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)(2)", "et": "para", "sc": "Section 15.04.100(E)(2)", "x": "The petition for arbitration shall set forth the total number of affected r"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)(3)", "et": "para", "sc": "Section 15.04.100(E)(3)", "x": "In the case of residents filing a petition for arbitration, after obtaining"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(E)(4)", "et": "para", "sc": "Section 15.04.100(E)(4)", "x": "In the case of a park owner filing a petition, the park owner must personal"}], "x": "Contents of Petition for Arbitration."}, {"t": "(F)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(F)", "et": "para", "sc": "Section 15.04.100(F)", "x": "Information Questionnaire. After the administrator has accepted a petition "}, {"t": "(G)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(G)", "et": "para", "sc": "Section 15.04.100(G)", "x": "Assignment of Arbitrator and Hearing Date/Service of Documents. The adminis"}, {"t": "(H)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(H)", "et": "para", "sc": "Section 15.04.100(H)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(H)(1)", "et": "para", "sc": "Section 15.04.100(H)(1)", "x": "Once the arbitrator has been selected, the administrator will contact the a"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(H)(2)", "et": "para", "sc": "Section 15.04.100(H)(2)", "x": "No later than thirty-five days prior to the first date set for the hearing,"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(H)(3)", "et": "para", "sc": "Section 15.04.100(H)(3)", "x": "Upon completion of the hearing and the issuance of a decision, the arbitrat"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(H)(4)", "et": "para", "sc": "Section 15.04.100(H)(4)", "x": "Except for the refunds provided for in subsection (H)(3) of this section, a"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(H)(5)", "et": "para", "sc": "Section 15.04.100(H)(5)", "x": "Commencing no sooner than thirty-five days after the final arbitration awar"}], "x": "Arbitration Fees."}, {"t": "(I)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)", "et": "para", "sc": "Section 15.04.100(I)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)(1)", "et": "para", "sc": "Section 15.04.100(I)(1)", "x": "The park owner and any affected resident(s) may appear at the hearing and o"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)(2)", "et": "para", "sc": "Section 15.04.100(I)(2)", "x": "Any party may have electronic recording equipment or a court reporter prese"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)(3)", "et": "para", "sc": "Section 15.04.100(I)(3)", "x": "Any jurisdictional or procedural dispute regarding the process set forth he"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)(4)", "et": "para", "sc": "Section 15.04.100(I)(4)", "x": "The arbitrator shall, within fourteen days of the conclusion of the hearing"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)(5)", "et": "para", "sc": "Section 15.04.100(I)(5)", "x": "The decision of the arbitrator, rendered in accordance with this section, s"}, {"t": "(6)", "p": "/us/ca/cities/american-canyon/code/15.04.100#(I)(6)", "et": "para", "sc": "Section 15.04.100(I)(6)", "x": "It is the intent of the city council to have a final decision rendered with"}], "x": "Arbitration Hearing."}]}, {"t": "15.04.110 Subpoena power.", "p": "/us/ca/cities/american-canyon/code/15.04.110", "et": "section", "sc": "Section 15.04.110", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.110"}, {"t": "15.04.120 Standards of review.", "p": "/us/ca/cities/american-canyon/code/15.04.120", "et": "section", "sc": "Section 15.04.120", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.120", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(A)", "et": "para", "sc": "Section 15.04.120(A)", "x": "The arbitrator shall determine whether space rent increases proposed or imp"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(B)", "et": "para", "sc": "Section 15.04.120(B)", "x": "The arbitrator shall not allow more than one rent increase per mobilehome s"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)", "et": "para", "sc": "Section 15.04.120(C)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(1)", "et": "para", "sc": "Section 15.04.120(C)(1)", "x": "It shall be presumed that the base year NOI adjusted by seventy-five percen"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(2)", "et": "para", "sc": "Section 15.04.120(C)(2)", "x": "The formula for calculating the fair NOI return shall be as follows:"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(3)", "et": "para", "sc": "Section 15.04.120(C)(3)", "x": "Except as provided in this section, it shall be presumed that the NOI produ"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(4)", "et": "para", "sc": "Section 15.04.120(C)(4)", "x": "Calendar year 2010 shall be established as the base year for purposes of de"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(5)", "et": "para", "sc": "Section 15.04.120(C)(5)", "x": "The base year CPI shall be the CPI level in June 2010."}, {"t": "(6)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(6)", "et": "para", "sc": "Section 15.04.120(C)(6)", "x": "The percentage change in the CPI shall be calculated by using the CPI as of"}, {"t": "(7)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(C)(7)", "et": "para", "sc": "Section 15.04.120(C)(7)", "x": "The comparison NOI year shall be the most recent calendar or fiscal year, u"}], "x": "Maintenance of Net Operating Income (\"NOI\")."}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(D)", "et": "para", "sc": "Section 15.04.120(D)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(D)(1)", "et": "para", "sc": "Section 15.04.120(D)(1)", "x": "Obtained the written consent of fifty-one percent of the spaces in the park"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(D)(2)", "et": "para", "sc": "Section 15.04.120(D)(2)", "x": "Established by written verification or other competent evidence to the sati"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(D)(3)", "et": "para", "sc": "Section 15.04.120(D)(3)", "x": "Cost factored and amortized the costs of the capital improvement over the g"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(D)(4)", "et": "para", "sc": "Section 15.04.120(D)(4)", "x": "Allocated the increase among affected residents on a per space basis and se"}], "x": "New Capital Improvements. A park owner may seek a rent increase based on th"}, {"t": "(E)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(E)", "et": "para", "sc": "Section 15.04.120(E)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(E)(1)", "et": "para", "sc": "Section 15.04.120(E)(1)", "x": "In the event the park owner reduces or eliminates any housing services, a p"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(E)(2)", "et": "para", "sc": "Section 15.04.120(E)(2)", "x": "The physical condition of the mobilehome space or park of which it is a par"}], "x": "Mitigating Factors. In evaluating a space rent increase, the arbitrator sho"}, {"t": "(F)", "p": "/us/ca/cities/american-canyon/code/15.04.120#(F)", "et": "para", "sc": "Section 15.04.120(F)", "x": "Notwithstanding any other provision to the contrary, no provision of this c"}]}, {"t": "15.04.130 Net operating income (\"NOI\").", "p": "/us/ca/cities/american-canyon/code/15.04.130", "et": "section", "sc": "Section 15.04.130", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.130"}, {"t": "15.04.140 Gross income.", "p": "/us/ca/cities/american-canyon/code/15.04.140", "et": "section", "sc": "Section 15.04.140", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.140", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.140#(A)", "et": "para", "sc": "Section 15.04.140(A)", "x": "Gross space rents, computed as gross space rental income at one hundred per"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.140#(B)", "et": "para", "sc": "Section 15.04.140(B)", "x": "Other income generated as a result of the operation of the mobilehome park,"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.140#(C)", "et": "para", "sc": "Section 15.04.140(C)", "x": "Revenue received by a park owner from the sale of gas and electricity to re"}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.140#(D)", "et": "para", "sc": "Section 15.04.140(D)", "x": "Uncollected space rents due to vacancy and bad debts to the extent that the"}]}, {"t": "15.04.150 Operating expenses.", "p": "/us/ca/cities/american-canyon/code/15.04.150", "et": "section", "sc": "Section 15.04.150", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.150", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)", "et": "para", "sc": "Section 15.04.150(A)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(1)", "et": "para", "sc": "Section 15.04.150(A)(1)", "x": "Real property taxes and assessments;"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(2)", "et": "para", "sc": "Section 15.04.150(A)(2)", "x": "Utility costs to the extent that they represent costs to the park owner whi"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(3)", "et": "para", "sc": "Section 15.04.150(A)(3)", "x": "Management expenses (including the compensation of administrative personnel"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(4)", "et": "para", "sc": "Section 15.04.150(A)(4)", "x": "In addition to the management expenses listed above, if the park owner perf"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(5)", "et": "para", "sc": "Section 15.04.150(A)(5)", "x": "Normal repair and maintenance expenses for the grounds and common facilitie"}, {"t": "(6)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(6)", "et": "para", "sc": "Section 15.04.150(A)(6)", "x": "Operating supplies such as janitorial supplies, gardening supplies and stat"}, {"t": "(7)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(7)", "et": "para", "sc": "Section 15.04.150(A)(7)", "x": "Insurance premiums prorated over the life of the policy;"}, {"t": "(8)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(8)", "et": "para", "sc": "Section 15.04.150(A)(8)", "x": "Other taxes, fees, and permits, except as provided in Section 15.04.200;"}, {"t": "(9)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(9)", "et": "para", "sc": "Section 15.04.150(A)(9)", "x": "Reserves for replacement of long term improvements or facilities, provided "}, {"t": "(10)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(10)", "et": "para", "sc": "Section 15.04.150(A)(10)", "c": [{"t": "(a)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(10)(a)", "et": "para", "sc": "Section 15.04.150(A)(10)(a)", "x": "Consulted with the affected residents prior to initiating construction or i"}, {"t": "(b)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(10)(b)", "et": "para", "sc": "Section 15.04.150(A)(10)(b)", "x": "Established by written verification or other competent evidence to the sati"}, {"t": "(c)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(10)(c)", "et": "para", "sc": "Section 15.04.150(A)(10)(c)", "x": "Cost-factored and amortized the costs of the improvement over the good fait"}, {"t": "(d)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(10)(d)", "et": "para", "sc": "Section 15.04.150(A)(10)(d)", "x": "Allocated the increase among affected residents on a per space basis and se"}], "x": "Costs of necessary capital improvements or substantial rehabilitation which"}, {"t": "(11)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(11)", "et": "para", "sc": "Section 15.04.150(A)(11)", "c": [{"t": "(a)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(11)(a)", "et": "para", "sc": "Section 15.04.150(A)(11)(a)", "x": "Refinancing of the outstanding principal owed for the acquisition of a park"}, {"t": "(b)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(A)(11)(b)", "et": "para", "sc": "Section 15.04.150(A)(11)(b)", "x": "Increased interest costs incurred as a result of a variable interest rate l"}], "x": "Increases in interest payments which result from one of the following situa"}], "x": "For purposes of calculating NOI pursuant to Section 15.04.130, \"operating e"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(B)", "et": "para", "sc": "Section 15.04.150(B)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(B)(1)", "et": "para", "sc": "Section 15.04.150(B)(1)", "x": "Debt service expenses, except as provided in subsection (A)(11) of this sec"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(B)(2)", "et": "para", "sc": "Section 15.04.150(B)(2)", "x": "Depreciation;"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(B)(3)", "et": "para", "sc": "Section 15.04.150(B)(3)", "x": "Any expense for which the park owner is reimbursed;"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(B)(4)", "et": "para", "sc": "Section 15.04.150(B)(4)", "x": "Arbitration fees; or"}, {"t": "(5)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(B)(5)", "et": "para", "sc": "Section 15.04.150(B)(5)", "x": "Attorneys' fees and costs (except printing costs and documentation as requi"}], "x": "\"Operating expenses\" shall not include the following:"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.150#(C)", "et": "para", "sc": "Section 15.04.150(C)", "x": "All operating expenses must be reasonable. Whenever a particular expense ex"}]}, {"t": "15.04.160 Special base year NOI/base rent adjustments.", "p": "/us/ca/cities/american-canyon/code/15.04.160", "et": "section", "sc": "Section 15.04.160", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.160", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)", "et": "para", "sc": "Section 15.04.160(A)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(1)", "et": "para", "sc": "Section 15.04.160(A)(1)", "c": [{"t": "(a)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(1)(a)", "et": "para", "sc": "Section 15.04.160(A)(1)(a)", "x": "The park owner made substantial capital improvements during the base year, "}, {"t": "(b)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(1)(b)", "et": "para", "sc": "Section 15.04.160(A)(1)(b)", "x": "Substantial repairs were made due to uninsured damage caused by fire, natur"}, {"t": "(c)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(1)(c)", "et": "para", "sc": "Section 15.04.160(A)(1)(c)", "x": "Maintenance and repair were below accepted standards so as to cause signifi"}, {"t": "(d)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(1)(d)", "et": "para", "sc": "Section 15.04.160(A)(1)(d)", "x": "Other expenses were unreasonably high or low notwithstanding the following "}], "x": "That the park owner's operating expenses in the base year were unusually hi"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(2)", "et": "para", "sc": "Section 15.04.160(A)(2)", "c": [{"t": "(a)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(2)(a)", "et": "para", "sc": "Section 15.04.160(A)(2)(a)", "x": "The rent on the base date was exceptionally high or low due to the fact tha"}, {"t": "(b)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(A)(2)(b)", "et": "para", "sc": "Section 15.04.160(A)(2)(b)", "x": "The rent on the base date was substantially higher or lower than at other t"}], "x": "That the rent was disproportionate due to one of the enumerated factors bel"}], "x": "Park owners may obtain a one-time special adjustment to the base year NOI a"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.160#(B)", "et": "para", "sc": "Section 15.04.160(B)", "x": "If the circumstances specified in subsection (A)(2) of this section are dem"}]}, {"t": "15.04.170 Obligations of the parties.", "p": "/us/ca/cities/american-canyon/code/15.04.170", "et": "section", "sc": "Section 15.04.170", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.170", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.170#(A)", "et": "para", "sc": "Section 15.04.170(A)", "x": "If, after the park owner's proposed effective date of a noticed rent increa"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.170#(B)", "et": "para", "sc": "Section 15.04.170(B)", "x": "If the arbitrator finds that an increase or any portion thereof is not just"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.170#(C)", "et": "para", "sc": "Section 15.04.170(C)", "x": "Any sum of money that under the provisions of this section is the obligatio"}]}, {"t": "15.04.180 Resident's right of refusal.", "p": "/us/ca/cities/american-canyon/code/15.04.180", "et": "section", "sc": "Section 15.04.180", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.180"}, {"t": "15.04.190 Retaliatory acts\u2014Resident's right to organize.", "p": "/us/ca/cities/american-canyon/code/15.04.190", "et": "section", "sc": "Section 15.04.190", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.190"}, {"t": "15.04.200 Fees and sanctions.", "p": "/us/ca/cities/american-canyon/code/15.04.200", "et": "section", "sc": "Section 15.04.200", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.200", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(A)", "et": "para", "sc": "Section 15.04.200(A)", "x": "The costs of administration of this chapter, including the costs of mediati"}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(B)", "et": "para", "sc": "Section 15.04.200(B)", "x": "The administrator shall recommend to the city council the amount of such fe"}, {"t": "(C)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(C)", "et": "para", "sc": "Section 15.04.200(C)", "x": "On or before October 31st of each year, each park owner of a mobilehome par"}, {"t": "(D)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(D)", "et": "para", "sc": "Section 15.04.200(D)", "x": "On or before October 31st of each year, each mobilehome park owner shall pa"}, {"t": "(E)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(E)", "et": "para", "sc": "Section 15.04.200(E)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(E)(1)", "et": "para", "sc": "Section 15.04.200(E)(1)", "x": "A park owner who pays the fees may allocate fifty percent of the fees asses"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(E)(2)", "et": "para", "sc": "Section 15.04.200(E)(2)", "x": "The park owner shall provide to all affected residents documentation suppor"}], "x": "Allocation of Fee."}, {"t": "(F)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(F)", "et": "para", "sc": "Section 15.04.200(F)", "x": "The fee allocation shall not be considered part of the base rent upon which"}, {"t": "(G)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(G)", "et": "para", "sc": "Section 15.04.200(G)", "x": "The fee allocation shall be separately listed on any monthly or other perio"}, {"t": "(H)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(H)", "et": "para", "sc": "Section 15.04.200(H)", "x": "A service fee equal to one and one-half percent per month will be charged o"}, {"t": "(I)", "p": "/us/ca/cities/american-canyon/code/15.04.200#(I)", "et": "para", "sc": "Section 15.04.200(I)", "x": "The administrator shall have the power to impose monetary sanctions on any "}]}, {"t": "15.04.210 Exemption from fees.", "p": "/us/ca/cities/american-canyon/code/15.04.210", "et": "section", "sc": "Section 15.04.210", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.210", "c": [{"t": "(A)", "p": "/us/ca/cities/american-canyon/code/15.04.210#(A)", "et": "para", "sc": "Section 15.04.210(A)", "c": [{"t": "(1)", "p": "/us/ca/cities/american-canyon/code/15.04.210#(A)(1)", "et": "para", "sc": "Section 15.04.210(A)(1)", "x": "The executed lease for each exempt space claimed and any amendments thereto"}, {"t": "(2)", "p": "/us/ca/cities/american-canyon/code/15.04.210#(A)(2)", "et": "para", "sc": "Section 15.04.210(A)(2)", "x": "For a newly constructed space, proof that the space was constructed and ini"}, {"t": "(3)", "p": "/us/ca/cities/american-canyon/code/15.04.210#(A)(3)", "et": "para", "sc": "Section 15.04.210(A)(3)", "x": "For a recreational vehicle or commercial coach space, adequate documentatio"}, {"t": "(4)", "p": "/us/ca/cities/american-canyon/code/15.04.210#(A)(4)", "et": "para", "sc": "Section 15.04.210(A)(4)", "x": "A statement of the basis for the exemption."}], "x": "Any park owner who believes that the park owner may be entitled to a space "}, {"t": "(B)", "p": "/us/ca/cities/american-canyon/code/15.04.210#(B)", "et": "para", "sc": "Section 15.04.210(B)", "x": "The administrator's decision as to an exemption shall be final."}]}, {"t": "15.04.220 When recreational vehicle/ commercial coach space residents are to be treated as prospective residents.", "p": "/us/ca/cities/american-canyon/code/15.04.220", "et": "section", "sc": "Section 15.04.220", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.220"}, {"t": "15.04.230 Nonwaivable obligations.", "p": "/us/ca/cities/american-canyon/code/15.04.230", "et": "section", "sc": "Section 15.04.230", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.230"}, {"t": "15.04.240 Penalties and remedies.", "p": "/us/ca/cities/american-canyon/code/15.04.240", "et": "section", "sc": "Section 15.04.240", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.240"}, {"t": "15.04.250 Rights of affected residents reserved.", "p": "/us/ca/cities/american-canyon/code/15.04.250", "et": "section", "sc": "Section 15.04.250", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.250"}, {"t": "15.04.260 Review by the city council.", "p": "/us/ca/cities/american-canyon/code/15.04.260", "et": "section", "sc": "Section 15.04.260", "sp": "library|City of American Canyon, Cal., Code|15|15.04|15.04.260"}]}, {"t": "Chapter 15.08 PARK AND CIVIC FACILITIES DEVELOPMENT IMPACT FEES", "p": "/us/ca/cities/american-canyon/code/15.08", "et": "container", "sc": "Chapter 15.08", "sp": "library|City of American Canyon, Cal., Code|15|15.08", "c": [{"t": "15.08.010 Purpose.", "p": "/us/ca/cities/american-canyon/code/15.08.010", "et": "section", "sc": "Section 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