19.32.060 Relocation plan required.

A relocation plan for tenants of a mobilehome park shall be submitted to the planning commission and city council for approval as a part of the application for a use permit to convert a mobilehome park to another use. The relocation plan shall provide, at a minimum, for the following:

(A) The names, addresses, telephone numbers, and fee schedules of persons in the area who are qualified MAI appraisers of mobilehomes;

(B) The names, addresses, telephone numbers, and fee schedules of persons in the area qualified as mobilehome movers;

(C) The relocation plan shall provide specifically for relocation assistance to full-time, very-low, low, and moderate-income residents and senior citizens over the age of sixty-two residing in the park for a minimum period of twelve months following closure of the mobilehome park.

(D) The relocation plan shall specifically provide guarantees that all tenants sixty-two years of age or older and all tenants who are medically proven to be permanently disabled shall not have to pay an increase in rent over the amount currently paid for a period of two years following relocation;

(E) The relocation plan shall provide for the applicant to pay all reasonable moving expenses to a comparable mobilehome park within the city or Napa County to any tenant who relocates from the park after city approval of the use permit authorizing conversion of the park. The reasonable cost of relocation and moving expenses shall include the cost of relocating a displaced homeowner's mobilehome, accessories, and possessions, including the costs for disassembly, removal, transportation, and reinstallation of the mobilehome and accessories at the new site, and replacement or reconstruction of the blocks, skirting, siding, porches, decks, awnings, storage sheds, cabanas, or earthquake bracing if necessitated by the relocation; indemnification for any damage to personal property of the resident caused by the relocation; reasonable living expenses of displaced park residents from the date of actual displacement to the date of occupancy at the new site; payment of any security deposit required at the new site; and the difference between the rent paid in the existing park and any higher rent at the new site for the first twelve months of the relocated tenancy. When any tenant has given notice of his intent to move prior to city approval of the use permit, eligibility to receive moving expenses shall be forfeited;

(F) If the city council determines that a particular mobilehome cannot be relocated to a comparable mobilehome park within the city or Napa County, and the mobilehome owner has elected to sell his or her mobilehome, the relocation plan shall Identify those mobilehomes, the reasons why the mobilehomes cannot be relocated as provided in subsection (E) of Section 19.32.060, then the city council may, as a part of the reasonable cost of relocation as provided in Government Code Section 65863.7(e) require the applicant to provide for purchasing the mobilehome of a displaced home owner at its in-place market value. Such value shall be determined after consideration of relevant factors, including the value of the mobilehome in its current location including the blocks and any skirting, siding, porches, decks, storage sheds, cabanas, and awnings, and assuming the continuation of the mobilehome park in a safe, sanitary, and well-maintained condition, and not considering the effect of the change of use on the value of the mobilehome. If a dispute arises as to the in-place value of a mobilehome, the applicant and the homeowner shall have appraisals prepared by separate qualified MAI appraisers with experience in establishing the value of mobilehomes. The city council shall determine the in-place value based upon the average of the appraisals submitted by the applicant and mobilehome owner.