HomeMy WebLinkAboutBeachview Community Mobile Home Park Letter re: Health and S B,EACHVIE`vV COMMUNITY MHP HOA RECEIVED
1.7261 GoTHARD STREET,#23
HUNTINGTON BEACH,CA 92647 2017 OCT 26 AM 11: 3s
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October 23,2017 G 1 T y OF
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VIA: FIRST CLASS MAIL
Robin Estanislau, City Clerk
CITY of HUNTINGTON BEACH
2000 Main Street
Huntington Beach, CA 92648
RE: Beachview Community Mobilehome Park Home Owner's Association
Dear Ms. Estanislau:
By this letter and the attached Certificate of Registration of Unincorporated Nonprofit
Association, Association Reg. No. 15945, we would like to state officially that our Home
Owner's Association has been formed and activated by the residents of the Beachview
Community Mobilehome Park, hereafter referred to as the Beachview Community Mobilehome
Park Homeowner's Association.
PRESIDENT VICE PRESIDENT SECRETARY/TREASURER
Shirlee A. Krause Julianne Stark Patricia"Patti"
17261 Gothard Street#23 17261 Gothard Street#33 17261 Gothard Street#19
Huntington Beach,CA 92647 Huntington Beach,CA 92647 Huntington Beach,CA 92647
Phone: (714) 842-8782 Phone: (714) 843-0177 Phone: (714)272-3172
Email: shirleekrausei(i),vahoo.coli1, Email: I jLl is 2!c�aol_coiY� Email: 'stank 0i,so��i.ir.cail?
Thank you for your courtesy and consideration.
Cordially,
Shirlee A. Krause, President
Attachment
cc w/Attach: Michael E. Gates, City Attorney(via First Class Mail)
BVCM14P HOA Members (via Email/Hand Delivery)
Mary Jo Baretich, GSMOL Region 5 Representative (via Email)
"fate ®f California
Secretary of State
CERTIFICATE OF REGISTRATION OF
UNINCORPORATED NONPROFIT ASSOCIATION
Association Reg. No. 15945
.I_, ALEX PADILLA, Secretary of State of the State of California, do hereby certify that, in
accordance with the application filed in this office, the ASSOCTATION named-'beI-o-w'iias_- _ --
been registered.
Name of Association: BEACHVIEW COMMUNITY MOBILEHOME PARK
HOMEOWNER'S ASSOCIATION
Address: 17261 Gothard Street #23, Huntington Beach, CA 92647
Insignia: N/A
Date of Registration: September 5, 2017
IN WITNESS WHEREOF, I execute
this certificate and affix the Great
Seal of the State of California this
day-of September 12, 2017.
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GSMOL— CHAPTER 1408
BEACHVIEW CommuNITY MJF P �7.Ld[✓L LJUti/ .S,!/�e1�JJ
17261 Gothar°d Street, Space 23
Huntington Beach, CA 92647
June 20, 2017
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VIA: FIRST CLASS MAIL ., Ni
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Office of the Mobilehome Ombudsman MQ 2M
MOBILEHOME ASSISTANCE CENTER :*r tIrl
CALIFORNIA DEPARTMENT OF HOUSING AND
COMMUNITY DEVELOPMENT
P.O. Box 31
Sacramento, CA 95812-0031
RE: Serious Health and Safety Infractions Present at Beachview
Communes Mobilehome Park "Park")
Dear Sir/Madam:
This letter is being written to bring to your attention the many health and safety
issues present at our Park. Listed below is a brief history of events that I recall since 2000
when I moved my new home into the Park:
(i) As I recollect, there have been four (4) separate incidents of flooding as
follows:
(a) The first flood, occurring in 2003, caused limited damage to the
skirting, driveways, weatherproofing/undercarriages, and plants/
shrubbery in Spaces 17, 18, 25, 26, 56, 57 64, 65 and the driveways of
many other Resident Homeowners ("Homeowners").
(b) The second flood, occurring in 2010, caused the same type of damage
mentioned above, but the with more severity.
(c) The third flood occurred January 22, 2017, and was virtually
catastrophic to many Homeowners, this time including Spaces 67
through 71, just to name a few Spaces of which I am aware. Late in
the evening on January 22°d, Park Management ("Management")
employed the use of an auxiliary sump pump to rid the Park of the
flooding. This took several hours of continuous pumping, but it did
not resolve the issue of water remaining on the entire lots of Spaces
67-71.
(d) On February 17, 2017, another heavy rain occurred; however, due to
Management's again bringing in an auxiliary sump pump, the water
subsided more quickly, except for that which remained on Spaces 67-
71.
Office of the Mobilehome Ombudsman
June 20, 2017
Page 2
I was made aware of the above issues because I received photographs
of the pooling water (one with a substantial sink hole) and resultant
horrific property damage/loss. About a week after the flooding, I
took photographs with my cell phone of many homes whose skirting
was detached and/or sagging.
(a) Enclosed are four (4) pages of photographs (among many which exist) that
gives you a limited view of all the severe damage done to Homeowners' properties.
(3) Also enclosed is a written report by Mr. Michael L. Maxwell of Maxwell
Consulting Group, a non-biased, third-party expert, dated April 5, 2017 (the "Maxwell
Report"), which was paid for by the Homeowners in Space 70. The Maxwell Report
consisted of a 3-page letter of findings, a 1-page diagram showing what presently exists for
drainage with suggested improvements, and a statement in the amount of $675.00 for
said report. The Maxwell Report describes in concise detail the grading and drainage
problems resident in the areas of the Park that he viewed. Interestingly, Mr. Maxwell was
present when the City of Huntington Beach crew was removing the old Park sump pump
that was inoperable and had "been abandoned" for years.
Each of the above flood incidents caused extensive dainage to many Homeowners,
and not just those living in the "dips" of the Park, thereby necessitating repairs to areas
mentioned above. Unfortunately, what has not been evident is the unseen damages
occurring to properties surrounding many homes. We Homeowners pay a premium
monthly Space Rent, and, in doing so, there is the expectation—indeed, the lawful
expectation—that our Spaces be maintained and graded properly by the Park for drainage
so that unnecessary build-up of water (pooling) adjacent and beneath our homes never
occurs.
The damage amounts total thousands of dollars to the affected Homeowners; i.e.,
$36,00o for just one Homeowner alone for remediation of damages! The question begs:
What are we Homeowners paying for in our Space Rent if not for the proper health and
safety condition of the property, protection of our homes—one of our largest
investments—and, even more importantly, our personal health? Black mold or any mold,
for that matter, is a dangerous health issue that has been well-documented throughout
the years!
The 2017 flood damages were exacerbated by a pump that was not even connected
(see, the Maxwell Report) causing unprecedented water levels of three feet (3') in some
areas. Many people could not get to their vehicles in their own driveways without
experiencing water almost as high as their crotches! Sorne Homeowners had flood
insurance, others not. Many had insurance, but with significant deductibles.
Office of the Mobilehome Ombudsman
June 20, 2017
Page 3
According to HCD's Title 25, Section i.n6 LOT AND PARK AREA GRADING. It
states that:
(d) Drainage from a lot, site, roadway or park area shall
be directed to a surface or subsurface drainage way and
shall not drain onto an adjacent lot, or site.
Importantly, the run-off problems at a Lake Isabella Mobilehome Park, wherein
the State of California ordered a fix, is an excellent precedent for what has been occurring
here. I have a recorded message Esther George left me on my home answer machine
stating the flooding was "an act of God." That is quite an inventive excuse to cover what
has been occurring for years. Unfortunately, it has been the standard response by
Management for all previous damages caused by the floods! Please, investigate our Park
as soon as possible. The lack of proper drainage still exists and it needs to be fixed. Mr.
Boggs does not intend to rectify the situation, especially when he maintains—through
Esther—that everything is an act of God!
1 personally had conversations with our new Park Manager, (Mrs.) Esther George.
She was more recently appointed Park Manager when (Mrs.) Victoria ("Vicki") Nelson
became unable to serve in that capacity. I had written Esther a letter on February 17, 2017
(also enclosed for your perusal) to ascertain why this particular flood was so severe. She
did not reply by letter, but instead sent an announcement to all Park Residents (also
enclosed) basically stating that management had no responsibility for any water damage.
This after she verbally confirmed to me that the Original pump located at the bottom of
the Park was not connected after the Orange County Water Department investigated it
February 17, 2017 (and, again, verified by the Maxwell Report).
The majority of our Homeowners are frightened, afraid to speak up on their own
behalf to Management or to Jonathan Boggs, the Managing Owner. Reason being, their
Space Rents will again be raised even more often than once a year. Jeff Young, employed
by the Park as a handyman, et al., verbally threatened Homeowner that their monthly
Space Rent would be raised $200.00/mO. if they joined our GSMOL Chapter 1 o8; this, as
they were lining up to enter the Clubhouse for our first meeting in 2016.
Since 2014, when rent control for mobilehome parks was being considered and
subsequently dropped by the City of Huntington Beach, our Space Rents have increased
as follows:
Year Monthly Rent Increase
2015 $ 95.00
2016 $ 85.00
2017 .00
Grand'Total: a .00
Office of the Mobilehome Ombudsman
June 20, 2017
Page 4
Now please consider this fact: We Homeowners, who are minimally 55 years of
age (many much, much older), living primarily on Social Security, some physically
challenged/disabled, who now need to pay these outlandish Rent increases, have no
access to additional funds. Many, like me, have had to find full-time employment just to
cover these increases alone. Many have left the Park because they couldn't afford to stay;
some have lost their homes in the process. There's one particular home that has been for
sale over one and one-half years; new buyers are concerned about the Space Rent
increases when they are revealed. We seniors have not received any adequate increases
to our Social Security to accommodate these outrageous hikes and, indeed, no additional
amenities have been added to our Park since the Rent hikes! The Clubhouse is always
locked, and we need to ask the Manager permission to use it. There is no Handicapped
Parking adjacent the Clubhouse (or anywhere in the Park, for that matter); there are two
parking spaces on one side of the Office/Clubhouse for the "Manager Only."
1, on behalf of all the GSMOL Chapter 14o8 Members, eagerly await your timely
response in this matter. Thank you in advance for your prompt and thorough
investigation of our Park.
Sincerely yours,
--`Shirlee A. Krause, Preside
GSMOL-CHAPTER 14o8
SAK/hs
Enclosures/Attachments
cc: Barbara Delgleize, Mayor, City of Huntington Beach (via ist Class Mail w/encs.)
Robin Estanislau, City Clerk, City of Huntington Beach (via ist Class Mail w/encs.)
Fred Wilson, City Manager, City of Huntington Beach (via is' Class Mail w/encs.)
(City Hall, 2000 Main Street, Huntington Beach, CA 92648)
Mary Jo Baretich, Region 5 Manager, GSMOL and Huntington Beach's Mobile
Home Advisory Board (Rijbl aretichghotmail,com) (w/attachs.)
Gabriel Contreras, HCD Supervisor (gabriel.contreras(a->hcd.ca.gov) (w/attachs.)
Kevin Hootmen, HCD Inspector (kevin.hootmen(cphcd.ca.gov) (w/attachs.)
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April 5, 2017
Michael and Colleen Brennan
Beach View Communities
17261 Gothard St. 00
Huntington Beach, CA 92647
Ref: Flooding Problem Inspection
Dear Brennans,
On March 31, 2017, I visited the area referenced above to inspect damages created by
flooding of their home as well as the surrounding units within this park community. I
was met by Michael Brennan, who showed me around the area and pointed out areas that
were affected by high water levels.
Upon inspection, high water marks were notice and/or pointed out on building units
around the Brennan home. Since all or the majority of the units are modular units sitting
over a crawlspaces, it was apparent that flood water would have been found under each
unit. Upon further inspection, it was noted that there were several issues which might
have contributed to the flooding that was experienced.
To describe the scene, this is an old retirement community, .for the most part and it is
made up of modular unit lined up on very small spaces. Enough room for the unit itself,
a car port and 3 maybe 4 feet between the next unit. The driveway is paved, but narrow.
It makes a large "U' shape within the park running East and West. The park contain
somewhere in the neighborhood of 80 separate unit. Yet, not all experienced flooding,
but I'm sure that all were inconvenienced due to water standing in the roadway.
/8�. Slx cline t7r,Lony veach,CP, 0802 1-562-628-1666 E-.i MLMCIVIL@f7i-rXffMV .COn/�
This is looking at the flooding that occurred to the Brennan property and some of the
adjacent units when the area experienced some unusual heavy rainfall early in 2017.
Here are some things noted during this inspection. There is a circular under ground vault
located a few units west of the Brennan unit. It has a large heavy metal grate on top as a
lid_ This is apparently situated at the lowest elevation on the southerly side of the
driveway accessing this part of the park. Upon investigation of the inside of this vault, it
is noted that there exist a pipe entering from the south and had a significant steady flow
of water coming from an unknown source. That source needs to be identified and
analyze its impact on the drain system. There is a pipe coming in from the west,
apparently connected to a series of grated inlet along the road pavement to the west. The
third pipe is an outlet pipe, gravity fed, flowing to the northwest. This pipe has a back
flow valve in it and a stand pipe built over the pipe at the back flow valve. As I
remember, there is another pipe which had not immediate apparent use. Although, an
abandon nonfunctioning sump pump was found in the bottom of the underground vault.
City of Huntington Beach crews were working on the vault at the time of my visit and
had removed the old sump pump. Their opinion was that the pump had not been in use
for several years and the electrical connections to operate the pump were not found. It is
my opinion that the old sump pump was originally connected to the last pipe mentioned
as a pressurized system to pump water out of the vault.
Looking at the area around this sump area, it was noted that the road surface to the east is
undulating, twisted and unlevel while sloping toward the units on the south side of the
road. This area does not have the grated inlet system along the road pavement as is
installed to the west of this sump/vault area. Rainfall runoff from the area east of this
sump area would have to drain onto the ground in, under and around the individual units
in this area to get to the vault area to drain.
My opinion as to what happened when the area had excessive rainfall this past rainy
season is as follows. The existing drainage system was over taxed by the excessive runoff
from the heavy storms from the flows entering from the south, west and surface runoff
from the east. The old sump pump obviously didn't work. The only outlet left was the
gravity pipe with the back flow valve. If this gravity pipe system were nonfunctioning,
no water could be drain from the area and flooding occurred.
Since the outlet pipe had a back flow valve installed and a stand pipe connected to this
setup, I believe that the outlet elevation of this gravity pipe was susceptible of being
submerged. This created a situation where flows would flow backwards in this pipe_
This would be the reason for the installation of a backflow valve and stand pipe in this
system. If the reverse flow happens, then there is no way to drain the vault and flooded
area.
718 C. :^-reline Jr. Sono,Pea--h, CA 908 )2 1-�62-628-I666 %-mall N1MCIVL@BSI cXi1 W,ON.,
The back flow valve, at the time of my inspection, appeared to be open and the water
flowing into the vault was drainage out, but it could not be verified that the valve actually
works. If the valve worked properly and closed to prevent back flows into the vault, it
would have lessen the flooding conditions_ If the back flow valve didn't work, then the
flooding could have been worse by letting water to flow backwards into the vault
increasing flows in addition to those mentioned. Regardless of the functioning of the
back flow valve, no water could be drained from the sump arealvault. A flooding
condition existed. The only answer to draining waters was through the sump pump
system, which had been abandoned.
Suggestions to help alleviate future damage from storm water runoff:
• Install a properly size sump pump system. This might include a back-up power
source.
4 Identify and control offsite water sources that now flow into your system.
• Install a grated system to the east from the vault area as is install to the west and
assure that the elevation of each orate is below crawlspace elevations and
surrounding ground surfaces are sloped toward these grates.
® Check the outflow line to the vault to verify that it is as noted.
® Verify that the observations made are correct.
• Suggest that you fix your drainage system before replacing damaged items such
as skirting, because like flooding could occur again.
It should be noted that these recommendations may not eliminate future flooding from
extreme storms, but should help restore a system that will have a limited ability to work.
You have a situation where the design of this drainage system can be over loaded. It is
not a fail safe system, yet may be an economical solution to handling smaller storms.
I hope this will help you understand the situation as I see it. If I can help with further
evaluation and design solution, please feel free to contact.me.
Yours Truly,
Maxwell Consultung Group
Michael L. Maxw 11, P.E.-L.S.
Principal
578 E. `cr=line 1r,L-niq Peadh, CP,,90-:0 I-56L-628-I666 C-t,Ua M11-MCIVIL 0 '1XrFrcMIL-'.00-AA
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April 5, 2017
Michael and Colleen Brennan
Beach View Communities
17261 Gothard St. #70
Huntington Beach, CA 92647
INVOICE 1
Engineering and Surveying Services:
Field Inspection and report:
flood and drainage system review
And recommendations:
Beach View Communities at the request of
Michael and Colleen Brennan
Billed this invoice 4.5 firs @ $150.00/hr= $675.00
TOTAL,AMOUNT DUE $675.00
Make check payable to: Michael L. Maxwell
Note: /W unpaid balances on invoices over 30 days old will be assessed a canying charge of 10%of the remaining balance and will
continue to accumulate until paid.
378 E.5horeline Prive Lonq Beach.CA 90802 1-562-628-1666 �-mail MI MCIVIL@P%.L XMME.COM
CIVIL MIN-WIN6&LAW 5LRVNN6
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GSMOL— CHAPTER 1408
BEACHVIEw COMMUNITY MOBILEHOME PARK
-17261 Got-hard Street, Huntington Beach, CA 92647
February 17, 2017
VIA RENT DROP BOX
Esther George,Acting Manager
BEACHVIEW COMMUNITY MHP
17261 Gothard Street
Huntington Beach,CA 92647
RE: Park Flooding Issues
Dear Esther:
Prior to my moving my new 2000 manufactured home into Beachview Community MHP ("Park"), I
was assured by Park Management that Home Depot had installed an entirely new drainage system
in our Park around 1998, thereby guaranteeing no flooding would occur. Since then, there have
been three separate occurrences of flooding on two levels of our Park. No explanation, notices or
offers of assistance were ever given to the resident-homeowners by Park Management in an effort
to accommodate those who did not have flood insurance.
To date,five members of our GSMOL-Chapter 1408 have been adversely affected by water damage
costing hundreds of dollars in repairs. My question to you is what caused the last flooding on
January 22-23, 2017, the severity of which looked like carnage to me? Was it caused by damage to
our Park's drainage system by ash tree roots or a breakdown of the roughly 19-year-old drainage
system? Did the Huntington Beach City facility directly adjacent on the south side of our Park have
drainage back-ups thereby affecting our natural drainage? A combination of the two? Is there
anything else which might have contributed to the extremity of the flooding that you been able have
ascertain?
Obviously, the water damage to some of our residents-homeowners is horrible looking and costly,
but an issue which is even more scary is that of the possibility of black mold and anything else of its
ilk growing beneath our homes. This situation can present severe health issues to us seniors and
our companion animals who live and walk in our Park Additionally, the resident-homeowners,
especially those in the affected areas,should not have to live in fear whenever rain is predicted.
I look forward to whatever- information, evidence or proof of responsibility that you can find, and
eagerly await learning your findings, Esther. Once the cause(s) has been identified, then we can
make plans to correct the flooding issue once and for all.
As always, I appreciate your timely assistance in this very important matter.
Sincerelyyours, 112
,Shirlee A.Krause,President
GSMOL-CHAPTER 1408
cc: Jonathan Boggs,TOWFR MANAGEMENT COMPANY
GSMOL-CHAPTER 1408 Members (via Email/Hand Delivery)
Mary Jo Baretich, Region 5 Manager, GSMOL(via Email)
HEACHVIEW COMMUNITY M11P
17261. Gothami Street
Multington Beach, CA 9264d,
(7714) S47-4444
NOTICE - 2/23/17
We are expecting more rain this coming Sunday and Monday. We are prepared to PUMP Out water fi-om
the street in the low area by the main storm drain as we did on January 22 and February 17. On January
22".we were taken b surprise by the surge of water coming out of the storm drain. On February 17th,
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we were able to start Pumping earlier and it didn't rain quite as much or as fast as it did In January, so our
early start paid off and kept the water at bay even thOLIGI-1 we had another suroe from the main storm
brain.
We are in contact with the City of Huntington Beach to discuss the surge of water coming Out of our
drains. Representatives from the Water Department came here the night of February 17 in response to our
call to them.
Please be assured we are doing all we can to keep the water level down and diverted out of the park
as much as possible. We live in a flood zone and for those of you who have lived here for a while
know we have had flooding here every rive years or so. El Nino was predicted last year, but
apparently it didn't come and we are seeing it this year.
Residents can also take spine precautions as f ollows:
You can acquire sump pumps to take care of any water pooling in your spaces if you choose and those
can be purchased at Florne Depot for instance. Beacliview is not responsible for pumping xvater out of
individual spaces.
We have placed some sandbags in the most vulnerable areas. We will not be purchasing o anymore
'
sandbags. Huntington Beach supplies sandbags free to resident,,;only, not to businesses. Please see fiver
attached for information.
There are other precautions we can take such as keeping our gutters cleaned out and downspouts and
extensions in good shape and slanted to divert the water to the street and not back Into Our yards. Some
homes do not even have Qutters and water flows directly from the roof into their yards and/or their
neighbor's yard.
Flood insurance is another option to defray the cost of any damage which may OCCUr. Those who have
mortgages on their homes are most likely required to have flood insurance by their lenders. Beachview is
not responsible for covering darnages due to flooding.
Respectfully.
Esther George
Attachment: FIB Fiver
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