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BACKGROUND There are four mobilehome parks in the City of Pleasanton: Vineyard Mobile Villa (3263 Vineyard), with 208 spaces; Hacienda Mobilehome Park (3231 Vineyard), with 149 spaces; Fairview Trailer Park (785 Rose Avenue), with 22 spaces; and the Pleasanton Mobilehome Park (4202 Stanley Blvd.), with 32 spaces (of which only 1/3 are currently occupied). Vineyard Villa and Hacienda are "senior parks" in the sense that at least one of the residents must be at least 55 years old. Since 1988 the City has had agreements with the mobilehome park owners to stabilize (some might say regulate) rents at the parks. The current agreement went into effect in January 2002 and is due to expire. In addition, the City has adopted a Mobilehome Rent Stabilization Ordinance. That Ordinance was adopted when one of the owners in the early 1990's chose not to enter into an agreement. The Ordinance, for the most part, has tracked what has been in the various agreements. Generally, residents in a mobilehome park own their own mobilehomes and rent space (the land) from the park owner. In addition, residents typically pay for all their own utilities (gas, electricity, water, cable TV etc.). The term "mobilehome", however, is a bit of a misnomer in that the dwelling units that occupy the spaces within the park (especially at the two larger parks) are far from mobile; the current term in vogue to describe these units is manufactured housing. Currently the base rents at the larger parks range from the high $500's to the mid $800's. At the smaller parks, rents range from the mid $500's to the low $700's. Household income, while presumably a factor in the park owner's decision to rent space, is not a factor for determining space rents. While not an apples to apples comparison as to the two senior parks, rents at Ridgeview Commons range from $300 to $800 per month for a one bedroom unit and from $350 to $950 per month for a two bedroom unit, based on household income. Also, under the City's below market rent program, the maximum monthly rent for households with 50% of the median income ($29,000 to $33,000 is the annual household income at 50% of the median income) is $830 for a one bedroom unit and $1038 for a two bedroom unit. By way of comparison, market rate one bedroom units at Ponderosa's senior apartment project on Ironwood Drive, which units are not subject to household income restrictions, range from $1150/month for one bedroom units to $1300/month for two bedroom units. As mentioned, rents at three of the parks have been calculated under a series of agreements. At the two larger parks, for those residents who moved into those parks prior to January 2002, their adjusted monthly rent has two components: abase rent and a property tax pass through--$39.80 at Vineyard Mobile Villa and $51.20. at Hacienda. (This property tax pass through amount stems from an earlier agreement that allowed the new property owners, when those parks were sold in the late 1990's, to recover from the residents a portion of the increased property taxes.) For those who moved into the parks after January 1, 2002, all expenses, including property taxes, have been folded into the rents that are charged to new residents upon a transfer of ownership. (For example, a resident who moved into one of the larger parks in 2006 Page 2 of 7