Received 11:41am 9/27 from Ellen Duke -ed
San Vicente MHP Update
Dear San Vicente MHP GSMOL and HOA members, and other residents:
I am happy to report that I met with Rosa Paredes (President and CEO) and Mary Manzo (Vice-President of Housing) of our park owner, Vincent Ministries (VM) LLC recently. I was impressed by their commitment both to their ministries (I hope to learn more about these) and to the continuation and improvement of San Vicente as a premier senior mobile home park.
Here is an update based on that meeting:
1) As you know, J&H Asset Management (Jim Joffe) will no longer associated with our park or VM effective November 6, 2017.
2) VM is identifying a firm to assist them in ensuring compliance with the laws associated with mobile homes (MRLs, rent control, etc.) but will be managing the park directly. The office staff and maintenance team are and will continue to be VM employees.
3) Sister Margaret Keveaney has not retired and is still actively involved, focusing on improving the lives of the residents of the ministry’s low-income housing.
4) Although San Vicente MHP is not low-income housing, VM recognizes it as very important senior housing that is more affordable relative to the cost of other housing in Santa Barbara.
5) Great news! VM has decided to use the existing (Parker Rice) 2015 documents as the basis for the new documents and will be adding what is needed for compliance and best practices reasons. This approach will enable them to explain the reasons for the changes and to avoid including “best practices” that are not the best practices for our park. As would be expected, this will take some time. In the meantime, the 2015 Parker Rice documents are the rules of the park.
6) We all share the goal of the next set of documents being the last for a long time. VM is considering our suggestion that a small group of homeowners and, separately, our lawyer review the documents before their general release to the residents of San Vicente
7) Water system repair: The evaluation has not been completed, but now that they can measure overall park usage (residents and common areas combined) they can see that the current storage has been leaking badly and wasting water. As noted at the August 30th meeting, they are anticipating focusing primarily on the water storage system, thus reducing the capital investment costs significantly from an overall system repair/replacement. No decision on water metering has been made and this is a lower priority needing much more evaluation.
8) Roads: Efforts have already been made to stabilize the water pressure which should reduce the pipe breakage problems. Major road work will be delayed until the effects of this and the new water storage system are evaluated.
9) Facilities: VM is very concerned about park maintenance and plans to start repairing the pool area and the tennis courts, addressing the termite issue in the clubhouse, and investigating the cost of acquiring some gym equipment.
9) Subletting: We have advised VM that we believe the Santa Paula Mobile Home Park case permits sub-lessees to finish the duration of their lease when a park prohibits subletting. More importantly, a lawyer specializing in nonprofit law has advised us that VM can continue to permit subletting without threatening their nonprofit status. This information has been provided to VM, who was still awaiting input from their attorneys. We are hoping for a response soon.
In summary, I was very impressed by Rosa and Mary and by their commitment to continuing and improving San Vicente as a premier senior mobile home park. There is an inevitable learning curve for everyone in this type of transition, but we are all in this for the long haul.
I believe that by helping each other, we can develop a very rewarding relationship and achieve our mutual goals of continuing (and even improving) life at San Vicente Mobile Home Park while, through our rents, contributing to St. Vincent’s important and life-changing ministries.
I hope you will join and encourage your neighbors to join GSMOL ($25 – see gsmol.org) and our HOA ($15). Both organizations have been crucial during this transition process and both are important to our future as residents of San Vicente Mobile Home Park.
Thank you all for your unity, supportive action and patience during some challenging times. Of course, let me know if you have any questions or concerns. Email preferred but calls are also welcome!
Please let me know if you can help distribute this update to park residents we are not reaching through email. Thank you!
President, GSMOL Chapter 1316
HOA Board Member
San Vicente Mobile Home Park