Bob Mann wrote in this prior post that the following “Notes were taken by Ellen Duke, HOA Board Member. The corrections and responses from St. Vincent’s are shown in bold text.”
Here are those notes, imported into our website from the “DOC” Word file Bob mentioned in that prior post:
San Vicente Mobile Home Park, Santa Barbara
“Meet & Greet” Hosted by New Park Owners Vincent’s Ministries
and New Management Company J & H Asset Property Management
Thursday, April 27, 2017, at 5:30 pm
Notes by Ellen Duke, SVMHOA Board Member
These notes were sent through our management to St. Vincent’s for their comments.
The corrections and additions by St. Vincent’s (other than correcting spelling or names)
are shown in bold while striking out my original text.
For clarification: St. Vincent’s and Vincent’s Ministries, LLC are two separate entities.
St. Vincent’s owns the land on which San Vicente Mobile Home Park is built.
Vincent’s Ministries, LLC will take over the lease and will own San Vicente Mobile Home Park.
Rob Rice, representing the current park owners and management, the Parker and Rice families, welcomed a full room of San Vicente residents. He noted that they had built the park and held the land lease for 40 years and it was coming to a close on June 1st. He said it had been a wonderful 40 years. He introduced Ashley Parker-Snider, who also mentioned the pride the owners had in developing the park. She recalled helping to water down the cement pads as they were built. She said that her mother, Marcie Parker, was a resident and would continue to live here.
Rob Rice introduced:
Sister Margaret Keaveney, DC (President and Chief Executive Officer, Vincent’s Ministries, LLC)
Rosa Paredes, CPA, Executive Vice-President, Chief Operating and Financial Officer
Jim Joffe, President, J & H Asset Property Management, Inc., LLC.
Sister Margaret Keaveney:
Sister Margaret thanked everyone for coming and said they wanted to minimize address concerns associated with the transition. She noted what a beautiful park this is and thanked the Parker Rice families for the commitment to excellence. She provided background on the Daughters of Charity. To summarize: St. Vincent’s was established by the Daughters of Charity in 1858 when there were just 6 English-speakers in Santa Barbara. The goal was to care for orphans of the gold rush and start an English speaking school. January 5th, 2018, will be their 160th anniversary. Land has always been vital to the survival of their organization. In a crisis, they have sold some of the land. Mr. Dunn donated considerable property. The land here, a total of 320 acres, was homesteaded by four of the sisters and given as gifts by families in the 1860’s. (Note: For more information on the organization and its ministries, see https://www.stvincents-sb.org/)
In the 1970’s, the Parker Rice family organization approached them wanting to build a mobile home park here and St. Vincent’s decided to lease the land for 40 years for rental income. Their income is used to fund their ministries. They are a nonprofit – a 501(c)(3) corporation.
Even in the 1970’s, water was the problem, for a different reason. The wells were (and are) on school property so special arrangements were required for St. Vincent’s to use that water at SVMHP while their school and later apartment-residential parts of the property were tied into the public water system. Now water is again an issue. They have been evaluating the water issue due to the drought, issues with the system, and as a major issue in transitioning.
In transitioning, the least disruption possible is the goal. The Parker Rice family will be releasing the use of the park’s name so there will be no change to the name. Vincent’s Ministries, the new park owner, will be doing business here as the San Vicente Mobile Home Park.
There will be new leases. Leases will be sent to us (I believe she said certified mail) for our review and signature. The new managing agent will be at the park to discuss any concerns about the lease. They would like all signed and returned by June 1st, no later than June 30th.
One change in the lease is that they will no longer allow sub-leasing (renting out) of any mobile homes. They will work with the owners of the relatively few homes currently being rented-out. They have to be the only business leasing property here because they are a 501(c)(3) nonprofit corporation the running of other businesses is not permitted at the park.
All associates (employees) of the park will be offered employment here by the new park.
The space leases are year to year up to a year, apparently (my word, I’m not sure) because nothing longer is permitted under rent control. At the end of the first year, the lease reverts to month-to-month. (My impression was that this is not a change from the current leases.) All will be done in accordance with the MRL and Rent Control. There is no intention to change this.
When the land lease agreement became closer to termination, banks stopped lending due to concerns about the continuation of the park. St. Vincent’s provided assurance that this will always be a Mobile Home Park, so the banks made the loans.
Water Situation: Water is the gold of this century. This is a 40 year old system and there is a question as to whether it can be upgraded. They have commissioned two studies to look at improvement/replacement options, the costs of each and the time required. The old bladders of the system are not replaceable so there will have to be a change there.
A major capital pass-through will be necessary.
They are also looking at other water suppliers, at least as a back-up, and maybe more. St. Vincent’s other properties have been purchasing water for 40 years so the mobile home park could have the water from the wells.
Metering of water is now required by the State of California. water boards and was noted in the previous inspection report.
We should anticipate a change in our water situation in the future. Sister Margaret emphasized that we have to be truthful with each other. The water issue is paramount and must be addressed. The first priority is safety, securing a dependable long-term source and system for water.
The City of Santa Barbara pulls water out of the same aquifer that we use. The deepest first well (?) well gets the best draw. An earthquake can also change the subterranean plain, upsetting access to well water.
We don’t want to upgrade delivery and not have water. Want back-up from public source. The extensive Goleta building going on now is for projects approved a decade ago, before the drought. But they will take a lot of water.
The studies will be completed within a month.
Rosa Paredes has worked at St. Vincent’s for five years. She oversees projects and finances. She noted that after the studies are in, there will be design studies on costs, timing, etc.
Questions to Vincent’s Ministries from park homeowners should continue to go through Stuart.
The Ministries evaluated and interviewed companies to manage SVMHP and chose one they believe will be effective and efficient and comply with the values of the ministry.
All questions should be in writing. They will be responded-to within 3 business days, which is the standard J & H uses at other properties. They want to hear what you hear and what you see that they don’t see.
Rosa Paredes/Jim Joffe:
Because Vincent’s Ministries is a nonprofit and will now be owning the park, (not just the land, as before), the county requires that each household submit an income certificate certification which states ONLY whether your income is above or below a certain amount. Last year that amount was $62,000 for a one-person household. It changes every year. No documentation or other information is required. Regardless of the answer, there will be no effect on rent control, park status, or homeowner status in the park. Submitting the forms enables Vincent’s Ministries to continue to receive some property tax advantages as a nonprofit. A form will be sent to each homeowner. This information is confidential and will not be given out to anyone other than the appropriate county entity. The form will be returned directly to Rosa Paredes.
Jim Joffe introduced himself as President of J & H Asset Management Inc. LLC., headquartered in Yorba Linda. They are happy to be becoming managers of this beautiful park. He has been president of the state mobile home management organization, on various committees, and said GSMOL representatives sing his praises as they agree in wanting good park management. “Rents are the only things we (he and GSMOL) disagree about.”
He wants to be proud of the quality living environment here. All employees will be offered the opportunity to stay. Vincent’s Ministries will set policy and the management team’s responsibility is to implement it.
For now, for all questions start with Stuart, who will communicate with J & H. Jim will give everyone his phone number. His assistant, Marlene Cruz, will be very familiar with this community and is a key team member.
Now and in the future, written communication to J & H is only via snail mail (USPS). They manage parks with a total of 13,000 households and there are “nefarious people” who would jam his emails if communication was via email.
Stuart likes emails. Homeowners can send emails to him and he will get them to J&H as necessary.
Jim believes in results. He said the question we should ask is “Am I getting the value I’m paying for?” If not, tell them.
Questions from the floor: SMK = Sister Margret Keavey JJ + Jim Joffe
(regarding affordable housing): SMK: The Daughters of Charity/St. Vincent’s owns 75 apartments for low income families and 95 apartments for seniors on the adjacent property as a ministry of the organization. In contrast, San Vicente Mobile Home Park is not a ministry. The land is an investment that returns income for the ministries. There are various levels of affordable housing.
(regarding effect of change in rental policy on current renters): SMK: The homeowners will be contacted and communicated with individually.
(whether employees will have health insurance): JJ: Would not comment, citing employee privacy issue. SMK: “ Mystery makes mischief” – the park is very interested in retaining the current employees.
(Goleta water back-up to our water?): SMK: Goleta not doing any additional hook-ups now.
(water design issue include replacing of pipes/delivery systems?) SMK: Water quality has been measured at the homes as well as where leaving the system and is excellent at both. The water system and reliability is highest priority. (Somewhere she indicated that roads and other improvements would have to wait until they could afford them…)
To download the PDF file of Ellen’s notes on the 4/27 Meet & Greet with Sister Margaret and the new management company he mentions in that previous, post click here. Below are the pages from that PDF file posted here as image files so that you can alternatively scroll down to view them directly in your web browser app.