LAKEPORT – Resorts turning into permanent housing and the ramifications of pulling the resorts back into compliance with the county's zoning ordinance were the focus of a two-hour Board of Supervisors discussion on Tuesday.
Surfacing in the discussion was a concern about establishing a consistent direction for the county's Code Enforcement Division as it begins the major effort of making the problem resorts – the majority of which are held by out-of-county owners – comply with local law.
Board Chair Denise Rushing said Tuesday that there are a disproportionate number of such RV parks renting spaces for long-term residents in her Northshore district. She said she had spoken to a number of local agencies that work with low-income, senior and disabled clients, and they've offered to help in the work of relocating the residents.
Some people have been living in such conditions for a very long time, said Rushing, who saw the conditions firsthand when she walked the district during her 2006 campaign. She said she encountered RVs with gardens, decks and other permanent structures around them.
Rushing said it was important to bring the matter to the board for discussion, to consider what they are legally allowed to do and what policies they should direct Code Enforcement to consider.
Community Development Director Rick Coel, who oversees Code Enforcement, said his staff has identified sites with serious health and safety issues which also are the source of community outcry.
He said they've found that a significant number of such sites are held by out-of-county owners.
Code Enforcement has sent out two notices of violation, one to a park in Glenhaven, another to a Clearlake Oaks park. On Wednesday, Coel told Lake County News that the violations went to Glenhaven Beach Resort and Lake Haven Motel & Resort. The latter has been cleaned up by the new owner; however, Coel noted the owner still is advertising studio apartments for rent despite the county telling him that isn't an allowed usage.
Code Enforcement is focusing on sites with lake access, Coel told the board. Noting there are many issues surrounding the RV parks, Coel said they're being extremely cautious and taking a number of steps to verify that violations are happening.
There are so many sites and so much research is needed, however, that his staff can only deal with a limited number of parks at any one time, said Coel.
Addressing a larger concern, he added, “The last thing my department wants to do is create a housing problem or a displacement problem.”
Rushing said she wanted to avoid unintended consequences and “problems we can't solve” that could result from enforcement actions against the parks, noting that some of the residents have nowhere else to go.
She noted that many of the affordable housing complexes around the lake require passing a credit check, and many of those living in RV parks are there because of financial difficulties.
State won't enforce compliance
Coel said that the state's Housing and Community Development (HCD) Department, which is in charge of enforcing housing laws as they relate to trailers and manufactured homes, is not doing annual inspections of such resorts, and in effect is allowing the RV parks to become de facto mobile home parks.
“That is a real problem,” he said. “We've been unable to convince HCD to take any lead role in enforcing the situations.”
Because RVs do not meeting the standards of permanent dwellings, that leads to a health and safety issues, which includes fire risks, said Coel.
He said he's looking at having the county's Building Division take over inspections from HCD. The county turned over its records to HCD in 1986 and lost its local control.
The challenge, he said, is that in the current lean times those inspections will not pay for themselves, and it will require a full-time building inspector to properly oversee the parks. But there's something to be said for local control.
RV parks renting on a long-term basis are a clear violation of the county's zoning ordinance, said Coel, who called the situation “a mess” that will have to be worked on gradually.
“It's important for the public to know how we got to where we are with this discussion to begin with,” said Supervisor Rob Brown.
Supervisor Rob Brown said there should be a consistent message from the board to staff about what is to be done. Brown said that, in the past, before Supervisor Jim Comstock were elected, the board gave unanimous direction that the parks be brought into compliance. It's disproportionate in District 3, he said, because that's specifically where direction was given.
“There's an assumption here that all of a sudden hundreds of people are going to be homeless and out on the streets,” he said, noting that didn't happen when the city of Clearlake cleaned up some similar areas.
Supervisor Jeff Smith noted that Clearlake didn't deal with its resort situation “in the correct way,” which led to lawsuits. But Smith felt the problems can be solved in the county.
The lake has a lot of problems with nutrient load, said Brown. “We know darn good and well that this is a contributing factor to it,” he said of the parks.
Brown said he didn't think anyone wanted the lake's shoreline to become a big trailer park. Converting those RV parks to mobile home parks never came up during the process of updating the county's general plan, he added.
“There's a lot of ways to tackle this, and I think we just need to tackle it,” said Smith. “We've talked about this thing as long as I've been on the board.”
Supervisor Anthony Farrington said the board has “kind of tiptoed around the issue,” and now it's coming to a head. He said he expected Tuesday's discussion would be the first of many.
Farrington said by converting the RV parks back to their proper use, the county could make up lost transient occupancy tax dollars, which could be used to help the enforcement program. He added that he found it “counterintuitive” that affordable housing required credit checks and good FICO scores.
Community members voice concerns for park residents
County Counsel Anita Grant said other jurisdictions have put together relocation programs to address such parks. Under certain circumstances, resort owners could be held responsible for expenses to relocate residents. If they didn't pay, the county could place a lien on the properties.
Comstock said one of the most prevalent comments local residents hear from visitors involves getting rid of the trailers. “Having low income housing that is not filled and people living in substandard housing, that's a problem.”
Rushing complimented Coel and his staff for careful research. “They're starting with health and safety risks just as the board asked them to do.”
She said she wanted the situation handled with dignity for the residents, and said she was disappointed in the state. “Unless you deal with the root causes, you're going to be dealing with it again.”
Spring Valley resident Janis Paris said month-to-month rentals shouldn't be done away with altogether, noting she and her husband, Paul Frindt, had depended on that kind of housing when they first moved to Lake County.
She said she and Frindt did a calculation based on the estimated number of permanent residents in the RV parks, and came up with $2.4 million in rental dollars.
Dennis Fay, executive director for Ukiah-based Community Care Management Corp., said his agency deals with the aged, poor and those with medical conditions such as AIDS. He said his agency is aware that at least a portion of its clients are the affected population the board was discussing.
He asked the county to be selective in its enforcement, explaining that most of the people receive only about $1,000 a month to live on. “We are not finding abundance of housing for poor people.”
Smith told him the county can't do selective enforcement.
Frindt told the board that there are separate issues at work. Beyond the enforcement there is the need to get people into better housing. Although some people believe there's a surplus of affordable housing, Frindt said, “Frankly I find that very hard to believe.”
He urged the board to take the board view. “We're trying to remake our lakeshore and our county as a whole and in some ways take it back to the glory it once had a few generations ago,” he said, but that's a slow process. “Take your time, think it through, I beg of you.”
Lucerne resident Lenny Matthews noted the “trilogy of responsibility” that includes the county, park owners and renters. She said there are large numbers of people who will be displaced, and she hoped it wouldn't be into the hills above Lucerne.
Nikki Tavares, a mobile home park owner, said she depends on RVers in her park. “I do have a problem with kicking out all of the RVers. I don't think I would be able to continue keeping my property.”
Brown said enforcement needs to be handled on a case-by-case basis. But he noted that he didn't have any sympathy for a certain element of people who, as he told Lake County News on Wednesday, “have a second home at the county jail.”
“I don't care where they go,” he told the board. “We don't need to provide housing for them. That's not our responsibility.”
Another issue is that the parks aren't paying their fair share for water and sewer hookups.
Special Districts Administrator Mark Dellinger was asked to come over to the meeting. He provided numbers that showed that the RV parks are charged $1.48 for units without a sewer hookup, and $2.48 for those that are hooked up to sewer. In a mobile home park, hookup fees are $19.50 a year, the same as a single-family home.
That amounts to $16.75 of lost county revenue per spot, plus lost transient occupancy tax on top of it. “Those are the kind of things that are going to get peoples' attention,” said Smith.
On top of that, the county is raising rates for legitimate ratepayers, said Brown.
Dellinger said hotels and motels are charged $19.50 for the hookup for the managers' quarters, $4.43 for units without kitchens and $5.51 when kitchens are included. Cox added that he's as concerned about motels and hotels converting to long-term rentals as he is the RV parks.
Upper Lake resident Betsy Cawn said the situation with RV parks has evolved over the last 40 to 60 years. “This is a rural, tough place to live.”
Smith, however, said that Cawn was wrong about the RV and trailer parks issue being spawned that many years ago. Rather, he said in the early 1980s, when the Homestake gold mine took off, every resort in the south county was filled with transient workers. About the same time, The Geysers became active.
A two- to three-year boom in resort rental activity began the conversion from seasonal resorts to more permanent living conditions, he said. Some of those resorts were sold in the early 1990s and the long-term rentals continued. Past boards didn't jump in, and Smith said it's time to fix it.
Coel said many of the resorts are being purchased by new owners who intend to run them as permanent housing.
Board votes on a direction
Cox said he knew of several resorts that have changed hands in the last few years in which the owners have converted them to permanent rentals.
“I have tried to do something about that,” he said.
Cox said he's taken it to Code Enforcement, where the staff “is getting mixed messages from the Board of Supervisors about what you want them to do.”
The board voted unanimously to direct staff to identify and prioritize the correction of zoning violations on newer resorts which have illegally converted to long-term housing, and to have staff compile a comprehensive list of resort locations currently in violation of the zoning codes.
The 5-0 vote, said Smith, should make it very clear to Code Enforcement how the board feels.
Brown said if there are other concerns that arise due to enforcement, they should be brought to the full board.
Rushing said she was confused by the implication that such concerns hadn't been brought to the board. She said, for the record, that she didn't remember ever asking Code Enforcement to stop an action on a noncompliant RV park.
“I've not been asked by any board member to stop,” Coel told Lake County News on Wednesday. “I think the concern was just to be cautious because peoples' lives are going to be affected.”
He estimated that the number of RV parks, mobile home parks with RV spaces and other types of resort properties with some kind of RV rentals available could number about 100. The ones with the biggest problems will become Code Enforcement's priority.
The RV park enforcement arises, however, just as the funding for enhanced Code Enforcement is running out. Coel said the money will be completely spent by June 30, which could necessitate eliminating two positions or reducing the entire division to four-fifths time.
The county may be able to recover transient occupancy tax to help cover the enforcement, but Coel said that will take time.
“The good news is the property owners are responsible,” he said.
If someone qualifies for relocation money, that comes from the property owner, Coel said.
Resort owners who rent on a long-term basis, he said, “are doing so at their own risk.”
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