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8.1. SR 01-21-1997'ity of iver ITEM 8.1. MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Steve Ach, City Planner~z~ January 21, 1997 Consider Closure Statement for Elk Terrace Mobile Home Park, Public Hearing Case No. GP 96-2 Issue Continue the public hearing to review the submitted park closure statement for Elk River Terrace Mobile Home Park by Earl and Lorraine Hohlen. Attachments · Letter from Mr. John MacGibbon outlining the status for closure of the park. · Minutes from City Council meeting dated November 18 and December 16, 1996. · Excerpt from League of Minnesota Cities publication discussing ordinance for closing of mobile home parks. · Report to the Mayor and City Council dated November 18, 1996. Background On September 24, 1996 staff received a completed closure statement from Earl and Lorraine Hohlen stating their intent to close the Elk Terrace Mobile Home Park. Pursuant to State Statutes 327C.095 - PARK CLOSING - Prior to closing or converting a mobile home park, a minimum notice of 9 months must be given to all of the residents within the manufactured home park. Given this time period, the earliest date the residents would be required to vacate the park would be June 24, 1997. Another noteworthy date regarding this process states that residents of the park may not be required to vacate until 60 days after the conclusion of the public hearing to close the park. November l& 1996 Public Hearing The City Council discussed this park closure at the November 18, 1996 City Council meeting and received a considerable amount of public testimony. 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council]gp96-2 Page 2 January 21, 1997 Staff presented the City Council with the issues of closing the mobile home park and some of the state statute requirements that would have to be followed. In addition, the Council was offered three alternatives with varying degrees of participation in the closure of the park. These three alternatives are summarized as follows: The Council would merely hold the public hearing and follow the statutory requirements for closure of the park. Under this scenario, the Council would not play much of a role other than conducting the public hearing for closure of the park. o The Council could serve as a "monitoring agent" and require the park owner to provide frequent updates of the progress that is being made to successfully close the park as well as the negotiations with the residents. o Lastly, the Council could consider adopting an ordinance similar to the City of Bloomington's, outlining in further detail specific criteria for closing of the park. At the December 16, 1996 City Council meeting staff presented the Council with a park closure update. A few residents were in attendance and expressed a concern that Mr. Hohlen was not making himself available to discuss relocation and compensation with the residents. Hopefully, Mr. MacGibbon and Mr. Hohlen will be able to inform the Council on the latest negotiations with the residents. Letter from Mr. John MacGibbon Attached is a letter dated January 15, 1997 from Mr. John MacGibbon. This letter outlines recent actions and/or circumstances that have occurred since the Council last met. One point worth noting is Mr. MacGibbon's reference to the City of Bloomington's ordinance and their support for the city to consider a similar ordinance. In fact, it is mentioned Mr. Hohlen and the purchasers are prepared to escrow appropriate funds to pay out compensation to the park residents if the city decided to adopt a similar ordinance. Proposed Ordinance for Closure of the Mobile Home Park If the City Council would like to consider an ordinance similar to the City of Bloomington's, staff and the city attorney should be directed to begin the publication process and preparation of this ordinance. This ordinance could Memo to the Mayor and City Council/gp96-2 Page 3 January 21, 1997 be brought back to the City Council at the February 18th meeting for consideration. If the Council directs staff to proceed with this, I would anticipate the park owner will begin negotiating with the residents under the guidelines set forth in the Bloomington ordinance. Therefore, by the time the ordinance is brought back to the City Council in February an additional update with hopefully further progress could be presented to the Council. Letter from Elk Terrace Manufactured Home Court Residents In a recent letter addressed to the City Councilmembers, the residents of Elk Terrace Manufactured Home Court have outlined criteria for adequate compensation for relocation due to the park closure. It is stated in the letter that the residents will be in attendance at Tuesday night's meeting to update the City Council of the progress that has been made with respect to these criteria. The last criteria stated in the letter refers to receiving compensation for the manufactured home and all appurtenances based on the "appraised value". This exact issue was raised by one of the residents within the park at the December 16, 1996 Council meeting. The Bloomington ordinance refers to compensation based on the "estimated market value" of the manufactured home as determined by the city assessor and as reported on the resident's most recent property tax statement. The estimated market value may very well be different than the appraised value of a manufactured home. The City Council may want to discuss the process that would have to be established to equitably arrive an appraised value of each of the mobile homes. If the appraised value was to be used it may be appropriate to use one appraiser as opposed to every home owner utilizing separate appraisers. Recommendation The City Council should continue the public hearing and receive testimony from residents as well as the park owner. Once again, based on the Council's desire to participate in this closure, the following options may be considered: Continue to receive monthly progress reports from the park owner and residents. o Close the public hearing and leave the park closure up to the residents and park owner to arrive at some resolution. Consider an ordinance similar to the City of Bloomington's to establish criteria for compensation to the residents and further guidance to close the park. JOHN F-'lqACGIBBON ATTORNEY AT LAW ~1 L BROADWAY P.O. BOX ~f MONTICELLO, HN 55362 TELEPllOHE 2~S.4667 AREA CODE 612 January 15, 1997 Mr. Steven B. Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 Re: Closure of the Elk Terrace Mobile Home Park Dear Hr. Ach: Following the public hearing scheduled pursuant to Section 327C.095, Subd. 4 of the Minnesota Statutes with respect to the closure of the Elk Terrace Mobile Home Park, Earl Hohlen and Lorraine Hohlen, being the owners of this park, have taken the following action and/or the following circumstances have changed: 1. The park had a capacity of approximately 60 mobile homes. Through attrition and through the efforts of ~ohlens to reduce the number of units in a way that minimized the impact on the particular resident, there are now 32 mobile homes remaining on the park. All of which are subject to the closure previously noticed. 2. Acting pursuant to the direction of the Council and the City Officers, the Hohlens have had a one-on-one meeting with the residents occupying approximately 28 of the remaining units. The occupants of the 4 units that have not met with the Hohlens may be subject to removal from the park for reasons other than the park closure. 3. Preceding such meeting, the Hohlens delivered to each resident a written notice indicating to the resident their willingness to meet with the particular resident. 4. In their meetings, the Hohlens attempted to ascertain what each resident expected in the way of compensation relating to the removal of his or her particular mobile home. It is the Hohlens' contention that such meetings for the most part were unproductive with the asking price proffered by the resident being in excess of what Hohlens believe to be the fair market value of the mobile home. Mr. Steven B. Ach January 15, 1997 Page Two 5. In January of 1997, the Hohlens received a document which they interpret to be a collective demand by most of the remaining residents in the park for payment of the items listed in the document, but which document specifies no dollar figure. A copy of this document is attached to this letter. 6. It is the Hohlens' best estimate of the situation that there will be mobile homes remaining in the park at the expiration date designated in the closure statement, unless other measures are resorted to for the purpose of effecting removal of these remaining mobile homes. The Hohlens have reviewed Ordinance No. 89-57 adopted by the City of Bloomington, Minnesota on October 30, 1988, and would consider the adoption of a similar ordinance being useful in negotiating with the owners of the remaining mobile homes which will be affected by the closure of the park. 7. The Bloomington Ordinance provides for the payment by the park owner and the purchaser of an amount not to exceed 20% of the purchase price to residents of the mobile home court that tender the title to their mobile home to the park owner and the purchaser. The Hohlens would be receptive to a provision of this kind, and if adopted by the City the Hohlens and the purchaser wish to indicate to the City that they stand ready to make a payment into escrow pursuant to such Ordinance. 8. The Hohlens and the purchaser wish to extend their thanks to the City Officials that have worked with them and answered their many questions in the process of developing and carrying out the project necessitating the closure of the park. Very truly yours, John E. Mac Gibbon JEM/bv £0~] AS~'0N qE~&I~ * BDI~O M~q £I:~I A6/qI/I0 Ell(Terrace ManufaCtured Heine (~eurt Residents EJk River, MJnneeota 56330 · Dear Earl and Lorraine Hohlen: In meeting as a group on December 9th. 1996, the residents of Elk Terrace Manufactured Home Court have agreed upon a request for adequate compensation for relocation due to '!'park closure." Each tenant will submit their requested total figure individually to you. If there are'sl~uatlons where the tenant feels they deserve compensation other that the below guidelines, this will also be submitted and handled on a case by case basis. We have '....selected "a""contact person for discussion of this plan as a whole, or you can contact individual tenants with further questions and answers. The contact person is Shaun Siebc~ · located at 138 Baldwin Avenue, phone (612)241-9040. We are asking for a commitme~lt or det~ial to the following plans in writing by 01/19/97. The following pages include signatures of tenants agreeing to these guideliues. For tenants wishing to relocate their manufactured home to another park this is as follows. · Reasonable cost of relocating the manufactured home and personal property to atmther manufactured home park within a 25 mile radius of Elk Terrace. Reasonable relocation costs shall include. (A) The actual expenses incurred in moving the displaced resident's manufactured home, includit~g dissembling, moving, and reasseznbling any attached appurtenances (porches, decks, ' skirting, awnings,) and utility "hook up" charges. (B) Tile cost of insurance for the replacement value of the property being moved. (C) The cost of repairs or modifications that are required in order to move the manufactured home. (D) If a tenant wishes to move their manufactured home outside the 25 mile. radius, they should receive average moving costs of the above listed. (D) Itl addition, $900 moving expenses, for persoual property. If tenants are unable to move their manufactured home due to age, availability, or suitability of lots in other parks In the 25 mile radius, our requested compensation is as follows. Receiving Appraised Value of the manufactured homeand all appurtenances with option to hold title or relinquish to laud. owners. It! addition, $900 moving expenses for personal property. / / Elk Terraoe ManufaCtured Home'CoUrt Residents Elk River, Minnesota 55330 I · SIGNATURE STREET ADDRESS DAT£ I 2O /. l'-/b-?7 !-~o-~. ? L~q '7 I%.07 /'/4 :~ Tmace Manufaotu~ed Homo Court Besldenls' Elk River: Minnesota · DATE /-/s 29) 30), 31), 32), ;~4) ~7) 39) . 40). 4~) 42). 44). 46)~ 47). 48), 4~), 90fl &SP'ON S~PLT~P * BDI~AO ~W9 ~T:2T &6/ST/TO Elk River City Council Minutes November 18, 1996 Page 7 :-eviewed the role of the City in the closure process. He indicated that the City Council can consider one of three options: * The Council may hold a public hearing and direct the park owner to follow state statutes to close the I:ark. · The Council may act as a monitoring agent and require the park owner to report back to the Council on the status of compliance. · The Council may participate directly with determining actual relocation costs and any other impacts that may arise with the closing of the park. Steve Ach indicated that if the Council decides to choose the last option, it is the advice of the City Attorney to adopt a City ordinance specifically for park closures which would explain the types of costs and the role the Council would play in the closing of parks. Mayor Duitsman opened the public hearing. John MacGibbon, attorney for Ead and Lorraine Hohlen, spoke to the Council regarding this issue. John MacGibbon indicated that it is the intent of Ead and Lorraine Hohlen to close the Elk Terrace Mobile Home Park as it is inconsistent with the commercial zoning of the property. He indicated that the lot occupants rights are governed by state statute. He further stated that the park cannot be closed without 9 months notice to the occupants. John MacGibbon indicated that it would be discriminatory ,~gainst the Hohlens if they were not allowed to change their use of the properJ/. John MacGibbon proceeded to discuss the problems which the occupants are experiencing in relocating. He indicated there is limited availability in the area for existing mobile homes. Steven Johnson, 137 Baldwin, indicated that his mobile home is a 1969 mc~clel. He stated that due to the age of the mobile home it cannot be moved because it will fall apart. Steven Johnson suggested compensation for older mobile homes that cannot be moved. Michael Daiker, 114 East Service Drive, indicated that he moved into the mobile home park on August 1 and received a notice that the park was closing on August 10. Mr. Daiker indicated that this was unfair and that he should have been informed by Mr. Hohlen before he was able to move into the park. Cory Altman, 203 BaldWin Ave~ ~::~, stated that he purchased a 1995 trailer, moved into the park in July, 1995, and received notice to move 11 months later. Mr. Altman indicated his concern that other mobile home parks would not accept his 1995 model trailer. Dave Weber, 112 Baldwin Avenue, indicated that he moved into the mobile home park in July and received notice of closure in August. He indicated that he did not feel the residents should be responsible for moving costs. Duane Lundeen, 3 - 2nd Street NW, indicated that he does not have any place to move his mobile home. He further indicated that he is unhappy with the Elk River City Council Minutes .%'ovember ]8, 1996 Page 6 5.6, 5,7. .Wastewater Treatment Syste~ The 1997 Wastewater Treatment System budget calls for expenditures in the amount of $1,075,100. This represents a $275,600 increase from the adopted 1796 budget based mainly on additional bond payments for the plant expansion project. COUNCILMEMBER HOLMGREN MOVED TO APPROVE THE GARBAGE, LIQUOR, AND WASTEWATER TREATMENT SYSTEM ENTERPRISE BUDGETS AS PRESENTED. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. Consider Ordinance Amendment to Allow for the Licensin of Cats Police Chief Tom Zerwas distributed a revised ordinance and stated that the proposed animal ordinance relates to dealing with cats at large. He indicated that the animal control officer has made a request to license cats due to an incident involving a child who was bit by a cat with rabies. The Police Chief indicated that the proposed ordinance requires cats to be licensed and to show proof of rabies vaccination. ' COUNCILMEMBER HOLMGREN MOVED TO ADOPT ORDINANCE 96-28, AN ORDINANCE AMENDING CHAPTER 5 OF THE CiTY CODE, "PUBLIC NUISANCES AND ANIMALS", BY REPEALING SECTION 502, "DOGS AND OTHER ANIMALS", AND ENACTING A NEW SECTION 502 IN LIEU THEREOF RELATING TO THE SAME SUBJECT ENTITLED "DOGS, CATS, AND ANIMALS". COUNCILMEMBER DIE'FZ SECONDED THE MOTION. THE MOTION CARRIED 5-0. Consider Resolution A ravin Summa Publication of Animal Ordinance The City Clerk indicated that the proposed resolution is a summary of the animal ordinance which was previously adopted by the City Council. She stated that the summary resolution would allow the City to publish a summary of the ordinance rather than publishing the entire ordinance. COUNCILMEMBER HOLMGREN MOVED TO ADOPT RESOLUTION 96-102, A RESOLUTION APPROVING NOTICE OF PUBLICATION OF OFFICIAL SUMMARY OF ORDINANCE 96-28. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. Mike No one appeared for this item. ~m Park Public Hearina .Case No. GP 96-2 City Planner Steve Ach stated that Ead and Lorraine Hohlen have issued a closure statement to those residents residing at the Bk Terrace Mobile Home Park. Steve Ach indicated that the City Council is required to hold a public hearing to review the park closure statement. Steve Ach indicated that the purpose of the public hearing is to review the closure statement and any impact that the park closure may have on the displaced residents and the park owner. Steve Ach briefly Elk River City Council Minutes November 18, 1996 Page 9 COUNCILMEMBER HOLMGREN MOVED TO CALL A SPECIAL MEETING OF THE CITY COUNCIL ON JANUARY 21, 1997, AT 6:00 P.M., TO CONTINUE THE PUBLIC HEARING FOR THE ELK PARK TERRACE MOBILE HOME PARK CLOSURE. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. The City Council recessed at 9:45 p.m. and reconvened at 9:50 p.m. 7.2, Shiely Company Request for Conditional Use Permit for Ready Mix Plant, Public Hearinq Case No. CU 96-24 Building and Zoning Administrator Steve Rohlf indicated that the 5hiely Company is proposing to construct a temporary ready mix plant on property zoned I-2. Steve Rohlf reviewed staff report on this issue. He stated that the Planning Commission felt that the proposed ready mix plant met the seven standards set forth in Section 900.42 of the City Code of Ordinances by which a conditional use permit is requested. He indicated that the Planning Commission recommended approval of the request. Mayor Duitsman opened the public hearing. There being no one for or against the matter, Mayor Duitsman closed the public hearing. Councilmember Dietz indicated his concem regarding dust and questioned what type of surface would be used to control dust around the plant. It was indicated that Class 5 would be used. COUNCIl. MEMBER SCHEEL MOVED TO APPROVE A CONDITIONAL USE PERMIT FOR CONCRETE PRODUCT PROCESSING (READY MIX PLANT) CONTINGENT UPON THE CONDITIONS LISTED IN THE CONDITIONAL USE PERMIT. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 4-0-1. Councilmember Dietz abstained due to his place of employment. Councilmember Farber indicated he would like to ensure that all of the conditions stated in the conditional use permit are completed in a timely manner. Bob Bieraugel of Shiely Companies stated that the improvements would be completed in the spring of 1997. 7.3/7.4 DJ's Total Home Care Center Request for Variance and Conditional Use Permit, Public Hearinq Case No. V 96-9 and CU 96-12 COUNCILMEMBER HOLMGREN MOVED TO POSTPONE THESE ITEMS UNTIL DECEMBER 16, 1976. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0. 7.5. City of Elk River Request for Ordinance Amendment to Allow Motor Vehicle Service Stations in the C4 District, Public Headn.q Case No. aA 96-14 Planning Assistant Scott Hadicker indicated that the City of Elk River is requesting to amend the zoning code to allow the retail sale of gasoline as a conditional use in the C4, Neighborhood Commercial zoning district and to eliminate motor vehicle specialty service stations as a conditional use in the C4 district. Scott Harlicker indicated that the proposed amendment would make it possible for Elk River City Council Minutes ~'ovember 18, ]996 Page 8 proposed mover and fudher requested that the Council see that all is done propedy during the park closure process. Anita Daiker, indicated that she signed a statement which was issued to her by Earl Hohlen indicating that in the event the park is sold, she will be relocated to another site nearby. Brian Doering, 115 Baldwin, stated that he owns a 1983 mobile home. He further indicated that he has checked with other rnobile home parks and has found that they will not accept his home because of its age. He indicated he felt that the Ho?.ien's should buy him out. Jackie Force, 141 Baldwin, indicated she was told by the Hohlen's that when the residents would be required to move, that they would be moved free of charge. She indicated that the people should receive a fair price on their homes from the Hohlens. She further indicated that she will lose her job if she has to move. Gerald Wells, 238 East Service Drive, indicated he has lived in the Hohlen mobile home park for 25 years. He indicated that when he received notice that the park would be closing he put his mobile home up for sale, but it has not sold. He stated he wants to stay in Sherburne County and indicated that this may be impossible due to the fact that there are no mobile home parks willing to accept his home. Heather Bergman, 203 Baldwin Avenue, indicated that she owns a 95 model trailer and has found that other trailer parks will not accept her trailer. Juanita Thompson, 132 Baldwin Avenue, stated she moved into the park in January. She further indicated that she was told that a new park would be built and that the existing trailers would be moved to the new park free of charge. She indicated she wants to be compensated for her trailer. She further indicated that compensation should include moving expenses. Cory Thompson indicated that he has been putting money into his mobile home for improvements since he moved into the home in January. Barb King, 262 East Service Drive, questioned when the residents would find out if they were going to be compensated for their trailers. She indicated that the residents need to know this information so that they can move on with their lives. Joe Frank, 154 Ea~;t Service Drive, indicated he moved into the park one year ago. He further stated that there is no place to put his existing mobile home and stated that he wants to be compensated. The City Council discussed the issues at hand regarding the closing of the mobile home park. The City Council also discussed the concerns of the residents of the mobile home park. It was the consensus of the Council that the residents first try negotiating with Mr. Hohlen and his Attorney John MacGibbon try to come to a resolution to some of these problems prior to the Council becoming involved. It was fur[her the Council consensus to continue the public hearing in order to determine whether a resolution has been made and if the Council should become further involved. Elk l~iver City Council Meeting December 16, 1996 Page 13 9.9. Update on Elk Terrace Mobile Home Park City Planner Steve Ach informed the Council that the continued public hearing for the proposed closure of the Elk Terrace Mobile Home Park wiii be held on January 21st. Steve Ach proceeded to update the Council on the progress of the park closure. Several homeowners of the Elk Terrace Mobile Home Park were present and voiced their concerns about not being able to set up an appointment to negotiate with Earl Hohlen. A concern was raised by one of the mobile home park residents about using the appraised value of the mobile home versus the assessed value. 10. Other Business 10.1. Consider City Council Meetinq Dates COUNCILMEMBER FARBER MOVED TO CANCEL THE DECEMBER 23, 1996, CITY COUNCIL MEETING. COUNClLMEMBER DIETZ SECONDED THE MOTION. THE MOTION CARRIED 4-0. COUNCILMEMBER FARBER MOVED TO CALL A SPECIAL MEETING OF THE CITY COUNCIL ON FEBRUARY 18, 1997, TO DISCUSS GENERAL COUNCIL BUSINESS. COUNClLMEMBER DIETZ SECONDED THE MOTION. THE MOTION CARRIED 4-0. tt was the consensus of the Council that the January 6, 1997, City Council meeting begin at 6 p.m. The City Administrator indicated that he would contact Sherburne County Commissioners to try to set a joint meeting with Sherburne County and City Council on January 27~h. 11. Staff Updates There were no staff updates. 12. Adjournment There being no further business, COUNClLMEMBER SCHEEL MOVED TO ADJOURN THE MEETING. COUNClLMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 4-0. The meeting of the Elk River City Council was adjourned at 9:20 p.m. Respectfully submitted, Sandra Thackeray City Clerk ~HRIS SMITH Court decisions Temporary revocation of a rental dwelling license is not a compensable taking Facts Pursuant to a city ordinance, a landlord's rental dwelling license was revoked for three instances of disor- dcrly use of the licensed Premises within a one-year period, namely drug dealing and associated violence. The landlord sued the city, seeking rein- statement of the rental dwelling license and compensation for the alleged taking of his license. Decision and analysis The city revoked the landlord's license by means of a regulatory ordinance, but did not physically appropriate any land. A general roperty regulation will not result in a taking unless the property owner demonstrates that the regulation has resulted in a severe economic loss to the property owner, and that the government action is not rationally related to any legitimate government interest. Protection of the public has long been recognized to carD, some individual burdens, including the regulator),, prohibition of certain uses private property. This ordinance, viewed in light of the city's intent in passing it, is an example of a harm- prevention regulation. The ordinanc designed to sen'e a legitimate public interest-deterring criminal activity residential neighborhoods by enlisti: the aid of landlords. The tics ascribed to landlords are and may be properly to operating rental dwellings in an urban area. Accordingly, Supreme Court held that the tempe taking of a rental dwelling not result in a compensable taking under the Minnesota or United Sta~ constitutions. Zeman v. City may require mobile home park owner to pay relocation costs upon park closing Facts The city adopted an ordinance requiring that mobile home park owners who close their parks pay FundBalance More than just software. It~ the proven solution. Changes in technology are giving you more choices than ever. Don't to go? There's only ONE WAY: FundBalance Plus, With over 1,000 municipal clients nationwide, we're the leader in fund accounting solutions, Financial Systems Utility Billing Cemetery Management 30-day 100% satisfaction guarantee Training and Consulting 'if your goal is to make the job of running your local municipality easier, then I recommend using FundBalance Plus software." There are many choices, but only one solution: FundBalance Plus. displaced residents the reasonable cost of relocating their mobile homes to another park within a 25-mile radius, or to pa)' compensation equal to the tax assessed value of the homes. To protect the park owner's investment, the ordinance had a cap limiting to:al compensation to 20 percent of the purchase price of the park. Mobile home park owners brought suit alleging that the ordinance constituted a regulatory taking without just compen- sation, and is unconstitutional under due process and equal protection grounds. Decision and analysis While the value of the property may diminish as a result of the ordinance, that alone is insufficient to demonstrate that an actual or per sc taking has occurred. The issue is whether the ordinance substantially advances a legitimate governmental purpose. The purpose of this ordinance is to protect mobile home park residents from severe or complete loss of substantial investments in their homes when the park owner decides to close the park. By requiring a park owner to pay mitigation fees or relocation costs to displaced residents, the ordinance has a direct nexus to the interest of lessening the economic devastation imposed on displaced residents. Legislation is constitutional as long as it promotes a public purpose: is not an unreasonable, arbitrary,', or capricious interference with a private interest; and the means chosen bear a rational relation to the intended public purpose to be served. Applying these principles, the Minne- sota Supreme Court determined that the ordinance did not constitute a regulator), taking without just compen- sation, and withstands equal protection and due process challenges. Arcadia Dev. Corp. v. City of Bloomington, N.W.2d __ (Minn. Aug. 13, 1996). Quick takes Whistleblower Act waives statutory immunity defense The executive director of a state regulatory board alleged he had been 28 ~.~1 MINNESOTA CITIES / OCTOBER 1996 'ty of E 7.1. MEMORANDUM iver FROM: Mayor and City Council Steven B. Ach, City Planne.r~~ DATE: November 18, 1996 SUBJECT: Consider Closure Statement for Elk Terrace Mobile Home Park, Public Hearing Case No. GP 96-2 Issue Conduct a public hearing to review the submitted park closure statement for Elk Terrace Mobile Home Park by Earl and Lorraine Hohlen. Attachments · Zoning Map · Closure statement dated September 24, 1996 · Closure statement dated August 9, 1996 · State Statute 327C.096 · Bloomington ordinance · Letter from park resident Background On August 9, 1996, staff received notice from Earl and Lorraine Hohlen for closure of Elk Terrace Mobile Home Park. On September 24, 1996, a supplemented and restated closure statement was provided to staff, outlining additional information that was missing in the original notification. The additional information included the estimated relocation costs and mobile home park availability within a 25 mile radius. Both of these closure statements were sent to residents of the Elk Terrace Mobile Home Park. On October 22, 1996, the closure statement was distributed to the Planning Commission to accept and request the City Council schedule a public hearing to review the closure statement. Although the Planning Commission's action was not required to be a public hearing, there were residents in attendance with questions regarding the park closing. 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council November 18, 9196 Site Analysis Page 2 The mobile home park is currently zoned C3 (Highway Commercial). The park has sixty mobile home lots distributed over approximately 15 acres. Presently, there are approximately 32 trailers on site either 4 and 5 having left the park since the park closure notice was sent out to all of the residents. The park closure statement was sent out by Earl and Lorraine Hohlen as a result of development interest in converting the use of the park to a commercial land use. Although there has not recently been a formal application submitted by the developers to convert the property, there has been preliminary discussions regarding plans to convert the property to a mixed-use commercial development, most likely developed as a planned unit development. Mob ile Home Park Closings State Statutes 327C.095 entitled "Park Closings" (see attached) sets forth the requirements and the procedure for closing a mobile home park. Besides the notification requirements to all o£ the residents within the park, the city is also responsible for holding a public hearing. The purpose of this public hearing is to:' "Review the closure statement and any impact that the park closing may have on the displaced residents and the park owner." The statute goes on to state: "the governing body may require a payment by the park owner to be made to the displaced residents for reasonable relocation costs." Furthermore, "If a resident cannot relocate a home to another manufactured home park within a twenty-five mile radius of the park that is being dosed, the resident is entitled to relocation costs based upon an average of the relocation costs awarded to other residents." In other words, relocation costs or any other compensation to the residents would be considered discretionary within the 25 mile radius. On the other hand, ffresidents are unable to relocate within the 25 mile radius the statutes indicate that relocation costs are mandatory. Besides the compensation issue, the statutes prescribe specific timelines for certain events to occur. For example, s:\council\gp 96-2.doc Memo to the Mayor and City Council November 18, 9196 Page 3 The park owner must notify residents of the park and the 'qocal planning agency" 9 months prior to the park closing and]or conversion to another use. A resident may not be required to vacate the park until 60 days following conclusion of the pubhc hearing. Residents of the park must be notified by the park owner with a 45-day written notice that the purchaser of the park is intending to close the park or convert it to another use. St~W and the city attorney's of-rice have reviewed the closure statement provided by Earl and Lorraine Hohlen. It appears the information provided to the city and residents is in comphance with state statute for closing the mobile home park. Although the park owner has provided the residents estimated costs for relocation, no where is it mentioned that relocation costs will be paid to the park residents. As previously mentioned, state statutes requires the park owner to provide payment f residents move beyond the 25 mile radius. What is the role of the City through this process? The city attorney has advised st~ff that the statute allows the city council a great deal of latitude in terms of the Council's involvement. Basically, there are three roles that the Council may wish to consider to facilitate the closure process: 1) the Council may merely hold a pubhc hearing and direct the park owner to follow state statutes to close the park. This approach would require the park owner to work directly with the park residents in accordance with all state statute requirements to close the park. Under this scenario, the Council would comply with statutes for closing the park by conducting a pubhc hearing, but would not be involved to any greater extent. 2) The Council may wish to act as a "monitoring agent" and require the park owner to report back to the City Council on the status of compliance at intervals or at the completion of the park closure. The park owner could still be responsible for negotiating with the park residents; however, the Council would have a limited role assuring the closure takes place in accordance with state statute. s:\council\gp 96-2.doc Memo to the Mayor and City Council November 18, 9196 3) Page 4 Lastly, the Council may wish to participate directly with determining actual relocation costs and any other impacts that may arise with closing of the park. It may also require parties other than the owner to provide additional compensation to mitigate the adverse financial impact of the park closing on the residents. If option 3 involving active city involvement is the choice of the City Council, the city attorney has advised that the Council consider adopting a city ordinance specifically for park closures. This ordinance would spell out the types of costs and role the Council would play in closing of the park. This ordinance would be tailored after the City of Bloomington's ordinance that has successfully been upheld in court with the closing of a mobile home park in that city. Development Proposal for the Mobile Home Park It is hkely the developers of the mobile home park may make a formal apphcation prior to the park closure being completed. Under these circumstances staff would recommend that any approvals (i.e., rezoning, conditional use permit and building permits) be conditioned upon the park owner providing the city with proper documentation that the park has successfully been closed. This may include signed documentation by the park owner and residents stating their agreement to close the park. Lastly, it would also be recommended no development begin on the mobile home park site until all the mobile homes have been removed. This again will insure the park owner has reached agreement with all park residents and fulfills the park closure requirements. Recommendation It is recommended that the City Council hold a public hearing to review the park closure statement and receive public input. Based on the tone of the meeting and desire of the Council, one of the three options mentioned above should be pursued. Since this park closure was initiated by the park owner, stsff would recommend the Council consider option one or option two. If there are several questions that have been unanswered at Monday night's meeting, both the park owner, developer and staff are fully prepared to continue this hearing to another meeting so additional information can be provided to the Council and park residents. If the Council has any further questions prior to Monday night's meeting, please feel free to contact Dave Sellergren or myself with any concerns so we can be better prepared to address those at Monday night's meeting. s:\council\gp96-2.doc ARK LOCATION 178TH SWF (!1) ? PUD~x,, ~.~ ZONING ~"~-~ ~,,~.~ MAP EIE~River [,~o~,o,o,,o,,~,~w,,,,.,,.o.,,ox~,9o c,,s~: G~ 9~'2' Elk River, MN 55330 R1c Rld EARL & LORRAINE HOHLEN 39 MAIN STREET ELK RIVER, MN $$330 September 24, 1996 Mr. Steve Achs City Planner 13065 Orono Parkway Elk River, MN 55330 Re: Closure of Elk Terrace Mobile Home Park Dear Mr. Achs: Please find a representative copy of the Su~l~ and Restated Closure Statement sent to the residents of the Elk Terrace Mobile Home Court, pursuant to Minn. Stat. § 327C.095, et seq. The su~l~ andrestated statement was sent to the residents to insure the timely closing of the Park and to provide further information to the residents and the City, as requested. On August 9, 1996 we sent you the list of names and addresses of at least one resident of each home. It is our understanding that the public hearings will take place sometime in November. If you have any questions, please call John MacGibbon at 295-6667 or Tony Gleekel of Gerry Duffy's office at 339-7131. £arl Hohlen t · - Lorraine Hohlen SUPPLEMENTED AND RESTATED CLOSURE STATEMENT FOR ELK RIVER TERRACE MOBILE HOME COURT ("PARK") September 24, 1996 Dear Phyllis Witte: The purpose of this letter is to supplement and restate the Closure Statement regarding closure of the Park, mailed to you on August 9, 1996. This Supplemented and Restated Closure Statement provides information we have gathered regarding the availability, location and potential costs of replacement housing within a twenty-five (25) mile radius of the Park, and relocation costs. As you know, we have sold the Park and the Park will close following compliance with the terms and conditions of Minnesota Statutes § 327C.095. A copy of this Supplemented and Restated Statement will also be submitted to the City of Elk River. As previously stated, the entire Park will be converted to a mixed-use commercial development and there will be no lots available and none of the Park will be operational. Attached hereto as Exhibit A, is a list we compiled of mobile home parks within twenty-five (25) miles or so of the Park. There are 45 parks on the list and the range of monthly rent of the listed parks is $130 to $320. The exhibit also identifies, as of today's date, whether there are any available lots in the listed parks. Availability will change, so you should call the parks to obtain updated information. Where available, security deposits, application fees and other park charges are noted. As far as relocation costs, Winkelman Trucking has given us the following estimates: (i) For 12' X 60' Homes: a. Transportation (0-25 miles) $175.00 b. Teardown $125.00 to $175.00 c. Build up and sewer line installation $475.00 d. Skirting' $200/10 (+ roat,~s) (ii) For 14' X 70' Homes: a. Transportation (0-25 miles) $200.00 b. Teardown $150.00 to $200.00 c. Build up and sewer line installation $500.00 September 24, 1996 Page 2 (iii) d. Skirting For 16' X 80' Homes: $225130 (+ rmteqals) a. Transportation (0-25 miles) b. Teardown c. Build up and sewer line installation d. Skirting $450.00 (w/escort) $175.00 to $225.00 $525.00 (old line) $250.00 (+ rmte~als) An additional $50.00 should be added if the replacement skirting is aluminum, and an additional $100.00 should be added if new utility lines have to be installed. Other estimates I received were a bit higher then Winkelman's. Winkelman also advised us that relocation costs may be reduced if he relocated more than twenty (20) of the homes. Costs may also vary depending on the distance of the move and the condition of the home. If you are thinking about purchasing a new home, the dealer may g/ye you money in trade and remove your home at no cost. Please check with individual dealers for their policies. Again, we truly appreciate your patronage. Lorraine Hohlen NAME & RDDRESS Big Lake Estate 126 Office Street, Big Lake 263-2921 Blaine International Village 135 Highway Road, Rockford 10454 Central Avenue NE, Blaine 477-5858/784-2566 Brookside Mobile Home Park 1600 West Co. Rd. J., Shoreview 784-0961 Buffalo Manor Buffalo 682-3882 Castle Towers, Inc. 24355 Cty. Hwy. 65, East Bethel 434-5656 Centennial Square 3200 89 Avenue NE, Blaine 784-0700 Colonial Village Mobile Home Park 2075 Rusted Lane, Moundsview 786-3498 Creekside Mobile Home Park 1100 Egret Blvd., Coon Rapids 755-4017 AVAILABILITY EXHIBIT A No Response from Management 1-70X16 None No Response from Management None 7 for 70' 2-14X70 None None $200 $240-$255 $176 $205-$210 $230 $254-$261 $245 45 Mobile Home Parks Surveyed Range of Rents: $130 - $320 ~ISC. Home must be 1991 or newer N]tME & ADDRESS Lakeside Mobile Home Park & Sales 1200 Foss Road, New Brighton 633-1264 AVAILABILITY None Lowry Grove 2501 Lowry Avenue NE., St. Anthony 1 14X70 781-3148 Maplehill Estates 7800 Maple Hill Road, 420-3679 Moundsview Mobile Home Park 1046 Moniclair Avenue New Brighton 786-5245 Corcoran None Northview Villa 9637 NE West Sandpiper Dr., Blaine None' 784-3508 Oak Grove Mobile Home Park Old Hwy. 8 & NW 4th St. New Brighton 633-6097 Blaine Park in estate situation - No New Rentals None Oak Terrace Estates 6545 Hwy. 10, Ramsey 421-6540 None 3-14X60 Park of the 4 Seasons 50 - 113 Avenue NE., 757-5020 Park Plaza Mobile Court 1130 NE Fireside Drive, Blaine 786-3807 ~v~. LEaSE/MO. $255-$275 $235 $250 $265 $268-$273 $228-$233 $320 $235 MISC. Must buy home from J & I No Pets NAME & ADDRESS Dayton Park Properties 19010 Cry. Rd. 81, Osseo 428-2071 Eastview Mobile Homes Park 12128 State Hwy. 55 NW 274-8187 Estate Hobila Courts 1266 Onondaga St., Fridley 784-6171 Flamingo Terrace Mobile Home Park 17100 NE Hwy. 65, Ham Lake 434-5400 Fridley Terrace Mobile Home Park 7400 NE Taylor St., Fridley 784-2431 Hilltop Mobile Park Trailer City 4550 Central Avenue NE, Hilltop 571-0781 International Village Mobile Home Park 10454 Central Avenue NE., Blaine 784-2566 Isanti Estates Unit 1, Box 14, Isanti 444-5727 KJeliberg,s East/Wast Park Monticello 295-2931 AVAILABILITY None No Information Available No Response from Management None None None 3 14X60 2-16'X72' 2-double wide None $245 Single: $210 Corner/Double: $280 $308-$313 $195-$250 $240-$255 $192-$215 $230 MISC. Home must be brand new Home must be 1990 or newer NAME & ADDRESS Riverside Terrace Mobile Home Park Watertown, M/q 473-6274 Rockford Riverview Estate 135 Highway Road, Rockford 477-5858 Sandpiper Bend 9637 NE West Sandpiper, Blaine 784-3508 Sherburne Country Mobile Home Park Princeton 289-3244 Sun Valley Mobile Home Park 10717 10th Avenue North 545-7638 Sunnyside Mobile Homes, Inc. 841 47th Avenue NE 571-5363 Towns Edge Terrace 5001 Old Hwy. 786-6905 8, New Brighton Westside Mobile Home Park Monticello 295-4802 AVAILABILITY 2-Dealer Lots 1-16X80 or Double Wide 1 14X70 1 16X80 None None 2-14X70 or larger No Response from Management None None None AVG. LEASE MO. ~ISC. Must buy home from dealer $195 $200-$220 $268-$273 $210 Home must be 1981 or newer $2OO $265-$270 $210 Paul Revere Mobile Manor 3828 Minute Man Lane, Lexington 784-8193 Pine Ridge Court Backer 261-5757 Pine Village 1040 24th Avenue SW, Cambridge 689-3572 Polaski Mobile Home Court Becker 682-3540 Princeton Mobile Home Park 1227 Oak Lane North, Princeton 389-5152 Restwood Terrace Mobile Home Park 3631 91 Drive NE., Blaine 786-7366 River Terrace Park Monticello 295-2264 Rivarbend Mobile Mo4ular Homes Park 7535 NE River Road, Elk River 441-3700 AVAILABILITY 1-double wide 2-single No Information Available None No Information Available No Information Available None None None AVG. LEASE MO. $235 $130-$135 $265-$275 $215 $255-$265 MISC. Tenants must be 55 or order ~ AVAILABILITY loodhaven Ha~. Home Community 4062 234th Avenue NW., St. Francis None 753-1987 Woodlyn Court 6050 Highway 10, Anoka Zimmerman Terrace 600 Falcon Lane, Zimmerman No Information Available None $250-$265 $170 EARL & LORRAINE HOHLEN 39 MAIN STREET ELK RIVER, MN 55330 August 9, 1996 Mr. Steve Achs City Planner 13065 Orono Parkway Elk River, MN 55330 RE: Closure of Elk Terrace Mobile Home Park Dear Mr. Achs: Please find a representative copy of the notices sent to the residents of the Elk Terrace Mobile Home Court, pursuant to Minn. Stat. § 327C.095 et. seq. This correspondence and the enclosed notices comply with Minn. Stat. 327C.095 with respect to notification to the local planning agency. Enclosed please also find a list of the names and addresses of at least one resident of each mobile home. If a public hearing is necessary under Minn. Stat. § 327C.095, subd. 3 and 4, please advise us and the purchaser, Associated Developer of the Twin Cities, Inc. Since the statute allows residents to remain in the park until 60 days after the public hearing, we would truly appreciate the scheduling of the public hearing as soon as possible. If you have any questions, please call John MacGibbon at 295-6667 or Tony Gleekel of Gerry Duffy's office at 339-7131. Earl i-iohleff '-q_~rraine Hohlen CLOSURE STATEMENT FOR ELK RIVER TERRACE MC~ILE HOME COURT ("PARK") KRISTINA CODY 227 BALDWIN AVENUE NW ELK RIVER MN 55330 Dear Ms. Cody: The purpose of this letter is to comply with the provisions of Minnesota Statute § 327C.095, Subd. 1. The undersigned, owners of the Elk River Terrace Mobile Home Court have sold the mobile home park and the Park will be closed. The Park will close following dompliance with all terms and conditions of Minnesota Statutes § 327C.095, and all residents have vacated the Park. This notice must be sent to you at least nine months prior to closure. A copy of this notice will also be submitted to the City of Elk River. The Park will be converted to a mixed commercial use, following the vacation of all the residents. The entire Park will be converted and there will be no lots available and none of the Park will be operational. We truly appreciate your patronage. Very truly yours, 'carl H. Hohlen ~ ~n INTENT TO CONVERT USE OF ELK TERRACE MOBILE HOME COURT ("PARK") KRISTINA CODY 227 BALDWIN AVENUE NW ELK RIVER MN 55330 Dear Ms. Cody: The purpose of this letter is to comply with the provisions of Minnesota Statutes § 327C.095, Subd. 6. The undersigned has entered into a Purchase Agreement with Associated Developers of the Twin Cities, Inc. ("Purchaser") for the sale of the Park you occupy. The Purchaser has notified us that it intends to close the Park and convert it to a mixed commercial use development, once the Park is vacated pursuant to Minnesota Statutes § 327C.095. Along with this notice you will also received a Closure Statement, pursuant to Minnesota Statute § 327C.095, Subd. 1 regarding your vacation from the Park. Minnesota Statute § 327C.095, Subd. 6 requires us to give you a four-five (45) day written notice of the intent to close the Park and convert to another use. PLEASE CONSIDER THIS LE'I-rER TO BE THE FORTY-FIVE (45) DAY NOTICE OF THE INTENT TO CLOSE THE PARK AND CONVERT IT TO ANOTHER USE. If requested, we will provide you with the information on the cash price and the terms and conditions of the Purchase Agreement by the Purchaser of the Park. Very truly yours, Earl H. Hohlen' - LOrraine Hohlen ~?/50x96 02:07 LAW OFF ICE ~ 612~96591 The Elk Terrace Mobile ~ome Court & Sales INc 39 Main Street NW Elk River. Mn 55330 These addresses are on BALDWIN AVENUE NW 227 Kristina Cody 213 Troy & Vicki Slocum 207 Derrick & Carrie Dittborner 20~i'C~ry Airman 157 Tim Lewandovski 151Kayleen Forslund 141Jacqueline Force 137 Steven Johnson 131Stephanie ~erb~t 125 Tracy & Yernetta Plautz 119 Debora Achman 115 Br~an Doering 109 Brenda Frank 142 Curtis Julius 138 Anita Sieban 132'COry & Jaun~%a' Thompson 128 Scott Zirott 112 David & Rebecca Webber NO. These addresses are on EAST SERVICE DRIVE NW 262 Barbara King 258 Gary ~ Shirley Whiting 252 Michael Duffy ~38 Gerald & Arlene Wells 222 Patrick McGuire 208 Anne Wh~ttenberg =0~e&a~ese~aney 154 Joseph & Holly Frank 148 Sally Raymond ~4iDa~i~e&~6e~dasB=~sban 134 Arlin~ ~anson 128 Jean Kiersted ~24 Joan Halverson 118 Arlene Smith 114 Michael & Pamela Daiker 108 A1 Anderson · §~ Ro~ Luukkonen These addresses are on SECOND STREET NW 14 Ronda Kostreba 10 Cynthia Gregory 04 Phillis Witte 03 Duan~ & Bonita Lundeen 327C.09 MANUFACTURED HOME PARK LOT RENTAI.~ Subd. 9. [Repealed, 1987 c 179 s 12] History: 1982 c 526 art 2 s 9; 1987 c 179s 6-8 294 327C.095 PARK CLOSINGS. Subdivision 1. Conversion of use; minimum notice. At least nine months before the conversion of all or a portion of a manufactured home park to another use, or before closure ora manufactured home park or cessation of use of the land as a manufactured home park, the park owner must prepare a closure statement and provide a copy to the local planning agency and a copy to a resident of each manufactured home where the residential use is being converted. A resident may not be required to vacate until 60 days after the conclusion of the public hearing required under subdivision 4. If a lot is available in another section of the park that will continue to be operated as a park, the park owner must allow the resident to relocate the home to that lot unless the home, because of its size or local ordinance, is not compatible with that lot. Subd. 2. Notice of hearing; proposed change in land use. If the planned conversion or cessation of operation requires a variance or zoning change, the municipality must mail a notice at least ten days before the hearing to a resident of each manufactured home in the park stating the time, place, and purpose of the public hearing. The park owner shall provide the municipality with a list of the names and addresses of at least one resident of each manufactured home in the park at the time application is made for a variance or zoning change. Subd. 3. Closure statement. Upon receipt of the closure statement from the park owner, the local planning agency shall submit the closure statement to the governing body of the municipality and request the governing body to schedule a public hearing. The municipality must mail a notice at least ten days before the hearing to a resident of each manufactured home in the park stating the time, place, and purpose of the pub- lic hearing. The park owner shall provide the municipality with a list of the names and addresses of at least one resident of each manufactured home in the park at the time the closure statement is submitted to the local planning agency. Subd. 4. Public hearing; relocation costs. The governing body of the municipality shall hold a public hearing to review the closure statement and any impact that the park closing may have on the displaced residents and the park owner. Before any change in use or cessation of operation and as a condition of the change, the governing body may require a payment by the park owner to be made to the displaced resident for the rea- sonable relocation costs. If a resident cannot relocate the home to another manufac- tured home park within a 25 mile radius of the park that is being closed, the resident is entitled to relocation costs based upon an average of relocation costs awarded to other residents. The governing body ofthe municipality may also require that other parties, includ- ing the municipality, involved in the park closing provide additional compensation to residents to mitigate the adverse financial impact of the park closing upon the residents. Subd. 5. Park conversions. If the planned cessation of operation is for the purpose of converting the part of the park occupied by the resident to a condominium pursuant to chapter 515A, the provisions of section 515A.4-1 I0, except paragraph (a), shall apply. The nine-month notice required by this section shall state that the cessation is for the purpose of conversion and shall set forth the rights conferred by this subdivision and section 515A.4-110, paragraph (b). Not less than 120 days before the end of the nine months, the park owner shall serve upon the resident a form of purchase agree- ment setting forth the terms of sale contemplated by section 515A.4-110, paragraph (b). Service of that form shall operate as the notice described by section 515A.4-110, para- graph (a). Subd. 6. Intent to convert use of park at time of purchase. Before the execution of an agreement to purchase a manufactured home park, the purchaser must notify the park owner, in writing, if the purchaser intends to close the manufactured home park or convert it to another use within one year ofthe execution ofthe agreement. The park 295 MANUFACTURED HOME PARK LOT RENTAI~ 327C.095 owner shall provide a resident of each manufactured home with a 45-day written notice of the purchaser's intent to close the park or convert it to another use. The notice must state that the park owner will provide information on the cash price and the terms and conditions of the purchaser's offer to residents requesting the information. The notice must be sent by first class mail to a resident of each manufactured home in the park. The notice period begins on the postmark date affixed to the notice and ends 4 5 days after it begins. During the notice period required in this subdivision, the owners of at least 51 percent of the manufactured homes in the park or a nonprofit organization which has the written permission of the owners of at least 51 percent of the manufac- iured homes in the park to represent them in the acquisition of the park shall have the fight to meet the cash price and execute an agreement to purchase the park for the pur- poses ofkeeping the park as a manufactured housing community. The park owner must accept the offer if it meets the cash price and the same te~ns and conditions set forth in the purchaser's offer except that the seller is not obligated to provide owner financ- ing. For purposes of this section, cash price means the cash price offer or equivalent 'cash offer as defined in section 500.24, subdivision 6, paragraph (d). Subd. 7. Intent to convert use of park after purchase. If the purchaser ora manufac- tured home park decides to convert the park to another use within one year after the purchase of the park, the purchaser must offer the park for purchase by the residents of the park. For purposes of this subdivision, the date of purchase is the date of the transfer of the title to the purchaser. The purchaser must provide a resident of each manufactured home with a written notice of the intent to close the park and all of the :!; i',~i.!'-owners of at least 51 percent of the manufactured homes in the park or a nonprofit orga- ~!~-hization which has the written permission of the owners of at least 51 percent of the $~?:' 'manufactured homes in the park to represent them in the acquisition of the park shall have 45 days to execute an agreement for the purchase of the park at a cash price equal to the original purchase price paid by the purchaser plus any documented expenses relating to the acquisition and improvement of the park propemy, together with any : increase in value due to appreciation of the park. The purchaser must execute the pur- '~ chase agreement at the phce specified in this subdivision and pay the cash price within :.~?::~); 90 days of the date of the purchase agreement. The notice must be sent by first class ~ 'mail to a resident of each manufactured home in the park. The notice period begins ~ ;on the postmark date affixed to the notice and ends 45 days after it begins. ~? .... Subd. 8. Required filing of notice. Subdivisions 6 and 7 apply to manufactured ~?~:'~}.:;:/home parks upon which notice has been filed with the county recorder or registrar of titles in the county where the manufactured home park is located. Any person may file the notice required under this subdivision with the county recorder or registrar of titles. e notice must be in the following fo~: ..:~::~..~: "MANUFACTURED HOME PARK NOTICE ~'~2~. THIS PROPERTY IS USED AS A MANUFA~URED HOME PARK .~? ~ :-. .................................................................................................................... :,~Z~.~E~: . PARK O~ER .................................................................................................................... ??:j~k~:~),i,.~ ;¢ . ., .................................................................................................................. ........ LEGAL DESCRIPTION OF PARK ' ................................................................................................................... ,.: .... COOPE~TIVE ASSOCIATION (IF APPLICABLE)~ ~'... Subd. 9. Effect of noncompliance. If a manuhctured home park is finally sold or g': ....... V :~ convened to another use ~n vmlatmn of subd~v~smn 6 or 7, the residents do not ba e ~:~? any continuing right to purchase the park as a result of that sale or conversion. A viola- ?~}~}?~: tion of subdivision 6 or 7 is subject to section 8.31, except that relief shall be limited so that questions of marketability of litle shall not be affected. ~:35'~27i;?~(;: ,.?.: Subd. 10. Exclusion. Subdivisions 6 and 7 do not apply to: 10×!Bx96 10:i? CITY OF ~LOOMINGTON ADMIN DEPT e 94417425 N0,066 P002 bloomington, minnesota ARTICLE IV. MANUFACTURED.HOME PARK CLOSfNG$ Added by Ord. No. 89-57, 10-30-89 SEC. 15.6.~, PURPOSE. In view of the peculiar nature and problems presented by the do.sum or conversion of manufactured home parks, the City Council finds that the public health, safety and general welfare will be promoted by requiring compensation to displaced residents of such parks. The puri:x3se of this Article is to require park owners to pay displaced residents reasonable relocation costs and purchasers of manufactured home parks to pay additional compensation, pursuant to the authority granted under Minnesota Statutes, Section 327C.095. (Added by Ord. No. 89-57, 10-3089) ,SEC. 15..70. DEFINITIONS. The following Words and terms when used In this Article shall have the following meanings unless the context clearly indicates otherwise: Closure 5-t. ~emerrt - a statement prepared by the park owner deady stating the park Is closing, addressing the availability, location and poterffial costs of adequate replacement housing within a 25 mile radius of the park that is closing and the probable relocation costs of the manufactured homes located in the park. [}ispla(;~d resident - a resident of an owner-occupied manufactured home who rents a lot in a manufactured home park, incJuding the members of the resident's household, as of the date the park owner submits a closure statement to the Clty's Planning Commission. ~_t - an area within a manufactured home park, designed or used for the accommodation of a manufactured home. M{ipufact.ured home - a structure, not affixed to or part of real estate, transportable in one or more sections, which in the traveling mode, is 8 body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical system contained in it. M. anufact~,red home park - any site, lot, field or tract of land upon which two or more occupied manufactured homes are located, either free of charge or for compensation, and includes any building, structure, tent, vehicle or enclosure used or intended for use as part of the equipment of the manufactured home park. This definition does not Include fadltties which are open only during three or fewer seasons of the year. Perk owner - the owner of a manufactured home park and any person acting on behalf of the owner in the operation or management of a park. Person - any individual, corporation, firm, partnership, incorporated and unincorporated association or any other legal or commercial entity. (Added by Ord. No. 89-57, 10-30-89) SEc. 15.7t. N.OTICE OF CLOSING. If a manufactured home park is to be closed, converted in whole or part to another use or terminated as a use of the property, the park owner shall, at least nine months pdor to the closure, conversion to another use or termination of use, provide a copy of a closure statement to a resident of each manufactured home and to the City's Planning Commission. (Added by Ord. No. 89-57, 10-30-89) ~EC. !.~,72. NOTICE OF PUBLIC HFARING. The Planning Commission shall submit the closure statement to the City Council and request the City Council to schedule a public hearing. The City shall mail a notice at least ten days pdor to the public headng to a resident of each manufactured home in the park stating the time, place and purpose of the hearing. The park owner shall provide the City with a list of the names and addresses of at least one resident of each manufactured home in the park at the time the closure statement is submitted to the Planning Commission. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.,73. PUBLIC HEARING. 10/1B/96 10:17 CITY OF BLOOMINGTON ADMtN DEPT ~ ~4417425 N0.066 P005 A public hearing shall be held before the City Council for the purpose of reviewing the closure statement and evaluating what impact the park closing may have on the displaced residents and the park owner. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.74, PAYMENT OF RELOCATION COSTS. After service of the closure statement by the park owner and upon submittal by the displaced resident of a contract or other verification of relocation expenses, the park owner shall pay to the displaced resident the reasonable cost of relocating the manufactured home to another manufactured home park Iocat~'d within a 25 mile radius of the park that is being Nosed, converted to another use or ceasing operation. Reasonable relocations costs shall include. (A) The actual expenses incurred in moving the displaced resident's manufactured home and pemonal property, including the reasonable cost of dissembling,' moving and reassembling any attached appurtenances, such as porches, decks, skirting and awnings, which were not acquired a~er notice of closure or conversion of the park, and utility "hook-up' charges. (B) The cost of insurance for the replacement value of the property being moved. (C) The cost of repairs or modifications that are required in order to move the manufactured home. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.75, PAYMENT OF ADDITIONAL COMPE~ISATION~. (A) If a resident cannot relocate the man~.~factured home within a 25 mile radius of the park that is being closed or some other agreed upon distance, th~; resident is entitled to additional compensation to be paid by the purchaser of the park, in order to mitigate the ajverse financial impact of the park closing, tf the resident tenders the title to the manufactured home, the additional compensation shall be in an amount equal to the estimated market value of the manufactured home as determined by the City Assessor and as reported on the resident's most recent property tax statement. The purchaser shall pay such compensation into an escrow account, established by the park owner, for distribution upon transfer of title to the home. Such compensation shall be paid to the displaced residents no later than thirty (30) days pdor to the clo~[ng of the park or its conversion to another use. (B) If a resident cannot relocate the manufactured home within a 25 mile radius of the park which is being closed or some other agreed upon distance, and the resident elects not to tender title to the manufactured home, the resident is entitled to relocation costs based upon an average of relocation costs awarded to other park shall not exceed twenty percent of the purchase price of the parK. (Added by Ord. No. 89-57, 10-30-89) SEC. 13,76. VERIFI(;:ATION OF COSTS. The displaced resident must submit a contract or other verified cost estimate for relocating the manufactured home to the park owner for approval as a condition to the park owner's liability to pay relocation expenses. If the park owner refuses to pay the contract or other verified costs estimate, the park owner shall arTange for relocating the manbfactured home and pay the relocation costs identified in Section 15.74 of this Article. (Added by Ord. No. 89-57, 10-30-89) _ _SEC, 15.77. pENALTY. (a) Violation of any provision of this Article shall be a misdemeanor. (b) Any provisions of this Article may be enforced by injunction or other appropriate civil remedy. (c) The City shall not issue a building permit in conjunction with reuse of manufactured home park property unless the park owner has paid reasonable re[ocation costs and the purchaser of the park has provided additional compensation in accordance with the requirements of the Article. (Added by Ord. No. 89-57, 10-30-89; Ord. No. 93,-2, 1-11-93) SE.C, 15.78.. EFFI~CTIVE~ DATE.. November 12. 1996 Mayor Hank Duitsman City of Elk River 13065 Orono Parkway Ell River, MN 55330 RE: Closing of Elk Terrace Trailer Park Dear Mr. Duitsman: I have been a resident of Elk River and Elk Terrace Trailer Park for 10 years. A little more than one year ago, I purchased a new home and placed it again in Ell Terrace. As you are aware, all residents of Ell Terrace are now being asked to relocate from a city and county we choose to live in. This move will cause great hardship to many of the residents of this park, financially and emotionally. The park has agreed to have Winkelmen, a trailer moving company, move our homes to new locations. I am not familiar with them or the quality of work they do. I ask you, would you let someone move your home if you didn't feel comfortable with them7 That may be fine for some, but it does not meet my expectations with a new home. I paid in excess of $4000 to move my new home in. It is a very expensive process, if done right. Now I am being asked to let some company I am not familiar with move my new home. I don't think it is right, ffthat's not bad enough, the owner of Ell Park Terrace is the person who is blocking these trailers and skirting them, just to save money. What are his qualifications and will I receive the same results I got when I moved in? I ask you, would you allow this to happen to you7 When I make this move I don't want my home to sit for days while I wait for someone whose qualifications are questionable, to set it up. Some of the homes that have been moved have sat for days waiting to be set up. IfI have the same company move me that originally set me up it will all be done the same day. I don't think that is asking too much. Ill have problems after the move with the blocking or skirting what guarantee do I have that it will be taken care of in a timely manner? I don't believe any resident of Elk Park Terrace, that are ~ing forced to move, have any guarantees, we deserve that consideration. What I am asking is that consideration be given to allow us the oppommity to contact our own movers. For that to be done, we must be given a fair dollar value for the expenses to be met: move of our homes, set up of our homes after the move, reconnecting phone, electric, plumbing and satellite dish. I want to thank you and the council for your consideration and il'you have any questions feel free to contact me. Sincerely, Curt Julius Ell ~ Terrace Resident City Council Pat Klaers, City Administrator Estimates for Transporting Mobile ibmes G &'A Mobile P4~e Service & Transporting 784-7927 Single Wide (14x70) Tear-down $150 Blocking %o Code $ 250 Re-Levelling $125 Skirting (If New Needed) $375 Labor for Installation . $175 Anchors (8) $240 Gas Hook-up $150 Electric Hook-up $300 Sewer Hook-up $ 75 Moving 20-50 miles $225 Moving 50-100 miles $275 Double Wide (24x65) $500 $375 $200 $425 $200 $240 $150 $300 $ 75 $450 $550 Totals: $2065-2115 $2915-3015 Norm's Mobile Hcme Transporting 447-4320 Single Wide Set-uP $250 Tear-dc~a~ $200 Anchors (8) $200 Skirting (28 Sheets) $280 Labor $150 Permit $ 25 Gas Hook-up $ 75 Electrical Hook-up $150 Moving 25miles $195 Moving 100 miles $285 Totals: $1525-1605 Double Wide $1200 $1000 $200 $280 $150 $ 25 $ 75 $150 $390 $570 $3470-3650 Ski's Transfer 780-2251 Single Wide Tear-down $200 Set-up (Block & Level, $350 Water & Sewer Hook-up) . Anchors (10) $350 Skirting $444 Labor $176 Gas & Electric Hook-ups $200-600 Moving25miles $150 Moving 100 miles $325 (14x70) Double Wide (24x65) $800 $1200 $350 $700. $200 $200-600 $300 $650 Totals: $1870-2445 $3750-4500 Single Wide Double Wide $175 $800 $800-900 $1400-1500 $598 $650 $360 $360 $450 $1000 571-3310 Rite-way Tear-down Cost if hitch, axle and tires are needed New skirting & labor Anchors (12) Block & level, sewer, gas & water Electrical hook-up Moving within 50 miles Moving 100 miles or more $250-400 $250-400 $150-175 $300-350 $340 $680 Totals: $1983-3048 $3360-4590 To: Elk River Mayor & City Council Members From: Residents of Elk Park Terrace Date: January 21, 1997 Re: Bloomington's Manufactured Home Park Ordinance Attached is the Bloomington City Code of Manufactured Home Park Closings. We would like you to adopt this with the following changes: Residents would like to receive the appraised value rather than assessed tax value on their homes if they cannot be moved to a suitable location within a 25 mile radius. The reason for this is that tax assessed values are determined by driving by the homes and residents may have done extra work to the interior to their home. By simply driving by you cannot determine the actual value. 2. Residents would like $900.00 in "additional compensation" to cover the cost of moving our personal belongings. 3. Residents request that if they receive the appraised value of their home, they also get the option to keep the title to their home. This is all the residents of Elk Park Terrace are asking for. Please realize that these are the only homes we have and we need something to move our families with. Thank you. BLOOMINGTON CITY CODE ARTICLE IV. MANUFACTURED HOME PARK CLOSINGS Added by Ord. No. 89-57, 10-30-89 SEC. 15.69. PURPOSE. In view of the peculiar nature and problems presented by the closure or conversion of manufactured home parks, the City Council finds that the public health, safety and general welfare will be promoted by requiring. compensation to displaced residents of such parks. The purpose of this Article is to require park owners to pay displaced residents reasonable relocation costs and purchasers of manufactured home parks to pay additional compensation, pursuant to the authority granted under Minnesota Statutes, Section 327C.095. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.70. DEFINITIONS, The following words and terms when used in this Article shall have the following meanings unless the context clearly indicates otherwise: Closure statemen.t. - a statement prepared by the park owner clearly stating the park is closing, addressing the availability, location and potential costs of adequate replacement housing withi.n a 25 mile radius Of the park that is closing and the probable relocation costs of the manufactured homes ob~ed in the park. Displaced resident - a resident of an owner-occupied manufactured home ~vho rents a lot in a manufactured home park, including the members of the resident's household, as of the date the park owner submits a closure statement to the City's Planning Commission. Lo...~t - an area within a manufactured home park, designed or used for the accommodation of a manufactured home. Manufactured home. - a structure, not affixed to or part of real estate, transportable in one or more sections, which in the traveling mode, is 8 body feet or more in width or 40 body feet or more in length, or, when erected on site, is 320 or more square feet, and which is built on a permanent;'chassis and designed to be used as a dwelling with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical system contained in it. Manufactured home park - any site, lot, field or tract of land upon which two or more occupied manufactured homes are located, either free of charge or for compensation, and includes any building, structure, tent, vehicle or enclosure used or intended for use as part of the equipment of the manufactured home park. This definition does not include facilities which are open only during three or fewer seasons of the year. Park owner - the owner of a manufactured home park and any person acting on behalf of the owner in the operation or management of a park. Person - any individual, corporation, firm, partnership, incorporated and unincorporated association or any other legal or commercial entity. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.71. NOTICE OF CLOSING, If a manufactured home park is to be closed, converted in whole or part to another use or terminated as a use of the property, the park owner shall, at least nine months prior to the closure, conversion to another use or termination of use, provide a copy of a closure statement to a resident of each manufactured home and to the City's Planning Commission. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.72. NOTICE OF PUBLIC HEARING, The Planning Commission shall submit the closure statement to the City Council and request the City Council to schedule a public hearing. The City shall mail a notice at least ten days prior to the public hearing to a resident of each manufactured home in the park stating the time, place and purpose of the hearing. The park owner shall provide the City with a list of the names and addresses of at least one resident of each manufactured home in the park at the time the closure statement is submitted to the Planning Commission. (Added by Ord. No. 89-57, 10-30-89) 15-1 BUILDINGS AND STRUCTURES SEC;. 15.73. PUBLIC HEARING. A public hearing shall be held before the City Council for the purpose of reviewing the closure statement and evaluating what impact the park closing may have on the displaced residents and the park owner. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.74. PAYMENT OF RELOCATION COSTS. After service of the closure statement by the park owner and upon submittal by the displaced resident of a contract or other verification of relocation expenses, the park owner shall pay to the displaced resident the reasonable cost of relocating the manufactured home to another manufactured home park located within a 25 mile radius of the park that is being closed, converted to another use or ceasing operation. Reasonable relocations costs shall include. (A) The actual expenses incurred in moving the displaced resident's manufactured home and personal property, including the reasonable cost of dissembling, moving and reassembling any attached appurtenances, such as porches, decks, skirting and awnings, which were not acquired after notice of closure or conversion of the park, and utility "hook-up" charges. '(B) The cost of insurance for the replacement value of the property being moved. (C) The cost of repairs or modifications that are required in order to move the manufactured home. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.75. PAYMENT OF ADDITIONAL COMPENSATION. (A) If a resident cannot relocate the manufactured home within a 25 mile radius of the park that is being closed or some other agreed upon distance, the resident is entitled to additional compensation to be paid by the purchaser of the park, in order to mitigate the adverse financial impact of the park closing. If the resident tenders the title to the manufactured home, the additional compensation shall be in an amount equal to the estimated market value of the manufactured home as determined by the City Assessor and as reported on the resident's most recent property tax statement. The purchaser shall pay such compensation into an escrow account, established by the park owner, for distribution upon transfer of title to the home. Such compensation shall be paid to the displaced residents no later than thirty (30) days prior to the closing of the park or its conversion to another use. (B) If a resident cannot relocate the manufactured home within a 25 mile radius of the park which is being closed or some other agreed upon distance, and the resident elects not to tender title to the manufactured home, the resident is entitled to relocation costs based upon an average of relocation costs awarded to other residents in the park. (C) The total compensation to be paid to displaced' residents by the park owner and purchaser of the park shall not exceed twenty percent of the purchase price of the park: (Added by Ord. No. 89-57, 10-30-89) SEC. 15.76. VERIFICATION OF COSTS. The displaced resident must submit a contract or other verified cost estimate for relocating the manufactured home to the park owner for approval as a condition to the park owner's liability to pay relocation expenses. If the park owner refuses to pay the contract or other verified costs estimate, the park owner shall arrange for relocating the manufactured home and pay the relocation costs identified in Section 15.74 of this Article. (Added by Ord. No. 89-57, 10-30-89) SEC. 15.77. PENALTY. (a) Violation of any provision of this Article shall be a misdemeanor. (b) Any provisions of this Article may be enforced by injunction or other appropriate civil remedy. (c) The City shall not issue a building permit in conjunction with reuse of manufactured home park property unless the park owner has paid reasonable relocation costs and the purchaser of the park has provided additional compensation in accordance with the requirements of the Article. (Added by Ord. No. 89-57, 10-30-89; Ord. No. 93-2, 1-11-93) 15-2 BLOOMINGTON CITY CODE SE(~. 15.78. EFFECTIVE DATE. This ordinance shall be effective thirty (30) days after publication. (Added by Ord. No. 89-57, 10-30-89) 15-3 INTENT TO CONVERT USE OF ELK TERRACE MOBILE HOME COURT ("PARK") ANITA SIEBAN 138 BALDWIN AVENUE NW ELK RIVER MN 55330 Dear Ms. Sieban: The purpose of this letter is to comply with the provisions of Minnesota Statutes § 327C.095, Subd. 6. The undersigned has entered into a Purchase Agreement with Associated Developers of the Twin Cities, Inc. ("Purchaser") for the sale of the Park you occ[Jpy. The Purchaser has notified us that it intends to close the Park and convert it to a mixed commercial use development, once the Park is vacated pursuant to Minnesota Statutes § 327C.095. Along with this notice you will also received a Closure Statement, pursuant to Minnesota Statute § 327C.095, Subd. I regarding your vacation from the Park. Minnesota Statute § 327C.095, Subd. 6 requires us to give you a four-five (45) day written notice of the intent to close the Park and convert to another use. PLEASE CONSIDER THIS LEI-rER TO BE THE FORTY-FIVE (45) DAY NOTICE OF THE INTENT TO CLOSE THE PARK AND CONVERT IT TO ANOTHER USE. If requested, we will provide you with the information on the cash price and the terms and conditions of the Purchase Agreement by the Purchaser of the Park. Very truly yours, ~a'Fl-lZi.'Hor~l~n ' -- - Lorraine Hohlen CLOSURE STATEMENT FOR ELK RIVER TERRACE MOBILE HOME COURT ("PARK") ANITA SIEBAN 138 BALDWIN AVENUE NW ELK RIVER MN 55330 Dear Ms. Sieban: The purpose of this letter is to comply with the .provisions of Minnesota Statute § 327C.095, Subd. 1. The undersigned, owners of the Elk River Terrace Mobile Home Court have sold the mobile home park and the Park will be closed. The Park will close follo~ving compliance with all terms and conditions of Minnesota Statutes § 327C.095, and all residents have vacated the Park. This notice must be sent to you at least nine months prior to closure. A copy of this notice will also be submitted to the City of Elk River. The Park will be converted to a mixed commercial use, following the vacation of all the residents. The entire Park will be converted and there will be no lots available and none of the Park will be operational. We truly appreciate your patronage. Very truly yours, Ea'ri-Fl. Hohrer~ ' Lorraine Hohlen : i.'5 '5'7 Ba~c',..,in · ", ~.,, ,.,.-~ 1i4 E Service ~'m.~TF_~.C~ . _ ~ ~- Secv!ce .._-.:, .... ,,~. " ] ly .48 E Secvice DP ~;' ~,~ [ ,: ~ oe~g, Anne '~r"8 w E;ervice DP. Zz~ E Service -~ We~is. Gecald 2::9~ E Service DE King, Bac~aca i a68 :002 1o67 l i !e68 2x57 4:<66 ' .~ v 6 6 2 8'.: 4,8. ? ? ,-~ ~-~ r~ 3.5:1: :1: 5 4.600 ! 0...~ ~ '-'u 0 6,3 0 o ?. 20{I 5,0 :' 0 d, iFO~::- . ti:COt r. ~ i ve;"SOn. !38 Her-~:s..st:, Stephan!e i~._, _. 132 Ba i s'~4i n ~"F~ F .q,e~.,,ic~ DP ~ _=, n ~{ Joseph Whi.'z. ing, Ga~-v..._.,.'::~i:i 9,58 f Se?v i ce DF' Kostre~a, ~onaa L'.;RGeeR n,,- _ 3 2ND ST Jo,hnson, S~ephen 137 '~"l Balc~,in ' o?6 , ,:6o a Focce J £ 1o83 '. 4 ',: 66 4:<66 i 4x66 ' 4:<66 £ b:,. .... "2:,:6! :_-i:.:56 5. 26,0 .... 23,0 0 {3 Rockford Riverview Estates Rockford, Mn 477-5858 1990 or newer, vinyl siding; shingle roof Flamingo Terrace Ham Lake, MN 434-5400 Vinyl siding; shingle roof, management needs to see home or photo if used home Park Plaza Mobile Coud Fridley, MN 786-3807 Must be in good condition & up to code (call park for details); aluminum skirling; management needs to see home. Restwood Terrace Park Blaine, MN 786-7366 Wood or vinyl siding; shingle roof; good condition Sandpiper Bend Blaine, MN 784-3508 wood or vinyl siding; shingle roof; management needs to see photo of home and/or home WoodHaven Manufactured Home Community St. Francis, MN 753-1987 Must be new home; wood or vinyl siding; shingled and pitched roof Tower Terrace Park Rockford, MN 477-5363 No lots available aluminum skirting, 1980 or newer (1978/79 depending on condition Brookside Mobile Home Park New Brighton, Mn 786-3200 pitched shingled roof; good condition Colonial Village Mounds View, MN 786-3498 No lots available 1976 or newer Lakeside Mobile Home Park New Brighton, MN 633-1264 New home only; vinyl siding; shingle roof Big Lake Estate Big Lake, Mn 263-2921 Newer Homes But~alo Manor Buftalo, MN 682-3882 No lots available Kjelliberg's East/West Park Monticello, MN 295-2931 No lots available Maplehill Estates Corcoran, Mn 420-3679 No lots available Moundsview Mobile Home Park New Brighton, Mn 786-5245 No lots available Nodhview Villa Blaine, Mn 784-3508 No lots available - Up to code Oak Grove Mobile Home Park New Brighton, MN 633-6097 Park in estate situation - no new rentals Park of the 4 seasons Blaine, Mn 757-5020 No lots available Park Plaza Mobile Coud Blaine, Mn 786-3807 No lots available Up to code Pine Village Cambridge, Mn 689-3572 No lots available Tenants must be 55 or older Princeton Mobile Home Park Princeton, Mn 389-5152 No Information Available Restwood Terrace Mobile Home Park Blaine, Mn 786-7366 No lots available River Terrace Park Monticello, Mn 295-2264 No lots available Middle '80's Riverbend Mobile Modular Homes Park Elk River, Mn 441-3700 No lots available - Newer homes Westside Mobile Home Park Monticello, MN 295-4802 No lots available Woodhaven Manor Home Community St. Francis, Mn 753-1987 No lots available Zimmerman Terrace Zimmerman, Mn Newer Homes ELK TERRACE Mobile Home Court and Sales, Inc. 39 Main St,~t (at Highway ~69) Elk River. Minn. 55330 441-1710 August 27,1994 TO: Anita Daiker 138 Baldwin Avenue -Elk River,Mn 55330 /~ accepting.you ko move into Elk Terrace Mobile Home Court we have told you that in the event that the court land. is sold that we will be relocating it to another, site near-by.and moving all those who want to go there. I have read the above statement and I (or we) will agree.