Conversion is a lengthy process, estimated to take between two and three years. This timeline will contain the highlights of documents and meetings as they occur. (Designations in parens is the reference that will be used elsewhere in this blog.)
NOTE: Please help make sure this information is timely and correct by adding your comments, questions and suggestions. Feel free to email me ... jwycoff@me.com.
Pursuant to the requirements of California Government Code §66427.5 and the Bureau of Real Estate, outlined below are the general procedures for conversion to resident ownership of the Park. Because some of these events occur simultaneous, and some are subsequent, it is nearly impossible to predict a specific timeline. However, I have included approximate anticipated lengths of time where possible.
- 60-Day Notice to all resident households; DONE.
- Conduct resident survey in agreement with homeowner association; DONE.
- Prepare and file Tentative Parcel Map Application with County; FILED.
- Meet with the Land Use Committee of the South County Advisory Council, 11/11/2013. Committee referred it to the full Council 11/25/2013. Done.
- South County Advisory Council Meeting, 11/25/2013, 148 So. Wilson, Nipomo., 6:30 pm. Public Comments accepted, limited to 3 minutes. Voted to approve conversion with three recommendations ... see Taking One Question at a Time for details.
- Department of Planning application document.
- Obtain Application Completeness letter from County (1-6 months);
- Application deemed incomplete 11/21/2013. "Insufficient evidence to show that the resident support survey was conducted in accordance with an agreement between the applicant and the Mesa Dunes Homeowner's Association as required by subsection (d)(2) of California Government Code Section 66427.5." Applicant must respond within 90 days.
- Obtain Hearing date from County (1-3 months)
- Provide Tenant Impact Report to all resident household (15 days prior to Hearing);
- Obtain County approval of Tentative Map (1-12 months);
- Prepare and file Final Map Application with County (2-6 months);
- Obtain Completeness letter from County (1-4 months);
- Obtain Hearing date from County (1-3 months);
- Obtain County approval of Final Map (1-6 months);
- Obtain park inspections report (2-4 months);
- Obtain budget for future Homeowners Association and park operations (2-4 months);
- Prepare formation and governing documents for future Homeowners Association;
- Prepare purchase, financing; and transfer documents;
- Obtain lot valuations;
- Notify residents of tentative purchase prices for lots;
- File application with California Bureau of Real Estate (formerly DRE);
- Obtain Final Public Report from DRE (6-12 months);
- File application with HCD Mobilehome Park Residency Ownership Program for approval of State funded loans for low income residents to purchase (6-12 months);
- Issue Final Public Report to residents;
- Lot sales may begin.
Meetings and Event Dates: (Discontinued)
July 30, 2013 - MEETING. A small group of residents met with Susy Forbath and Richard Close to discuss the conversion and specifically the letter Gilchrist & Rutter received from attorney, William Constantine. (13 - WC Ltr 7/26/2013)
July 15, 2013 - Q&A. Blue sheet response from Susy Forbath (Gilchrist & Rutter) to questions submitted by a Mesa Dunes resident. (12 - G&R Q&A 7/15/2013)
July 11, 2013 - LETTER. Susy Forbath confirmed the deadline extension for the survey, inviting questions and explaining that the detailed information request in the survey was a San Luis Obispo County Ordinance requirement and can be skipped. Letter also contained a copy of the Q&A passed out at the 7/9/2013 meeting so that all residents would have a copy. (11 - G&R Ltr 7/11/2013)
July 9, 2013 - Q&A. At the end of the community meeting, Joanne Mancarella distributed a flyer from Susy Forbath answering questions she had received since the prior meeting. (10 - G&R Q&A 7/8/2013)
July 9, 2013 - MEETING. Community meeting with representatives from other organizations as well as Susy Forbath from Gilchrist & Rutter. A high level of fear and uncertainty was displayed. Forbath extended the survey deadline one week to 7/17/2013. Meeting organizers encouraged attendees to help pass Senate Bill 510 amendment and handed out a sheet of contact information for people to call. (8 - HOA - SB510 7/9/2013). They also distributed information about an attorney and a website shamconversions.com. (9 - HOA- Sham 7/9/2013)
July 8, 2013 - Park management put out a yellow-sheet trying to clarify who was calling the meeting announced on the pink sheet.
July 5, 2013 - HOA. Pink sheet announcing community meeting on July 9th at 7:00 pm. (7 - HOA 7/5/2013)
June 27, 2013 - NOTICE. 60-day Notice from Gilchrist & Rutter of conversion of Mesa Dunes to a resident owned community. (6 - G&R Notice 7/27/2013)
June 24, 2013 - SURVEY. Letter from Gilchrist & Rutter with survey with return deadline of July 10, 2013. (4- G&R Ltr 6/24/2013) (5 - G&R Survey 6/24/2013)
June 10, 2013 - NOTICE. Letter from Gilchrist & Rutter's Susy Forbath announcing the conversion of the park to resident ownership and the explanation meetings to be held on June 17th. ( 1 - G&R Announcement 6/10/2013) Packet also contained answers to common questions (2 - G&R Q&A 6/10/2013) and a one sheet Protections & Incentives (3 - G&R PI 6/10/2013).
Author Affiliation: This blog does not represent legal opinion, park management, park ownership, the Homeowners' Association or any other person or entity other than the author (See About). However, information, ideas, or opinions from all of the above are welcome.
