Mobile Home Tenants Criticize Anti-Flood Plan

The 380 residents of a Camarillo rental mobile home park, given the chance to buy their own lots, are complaining that the county is requiring them to pay for a costly flood control project that may eventually destroy their private golf course.

In fact, residents of 36 1/2-acre Rancho Adolfo Mobile Home Park, who have until today to decide whether they are interested in buying one of the park’s 250 lots, questioned whether the project is needed at all.

The flood control work is being required because park owner Leonard Butler wants to convert the rental units to sale lots, which the county regards as a new development. Unless 67% of the park residents vote to buy their rental units, the conversion will not go through.

If the conversion fails, residents fear that their rents will rise drastically.

The estimated lot prices range from $51,095 to $68,645, which cover shared costs of the common recreational areas and street improvements. The park averages about 6.8 units per acre.

The flood control project in Calleguas Creek, which will cost nearly $1 million, adds $4,000 to the price of each lot. Residents say they are not only frustrated by the county’s requirement, they are upset that they could lose the nine-hole pitch ‘n’ putt golf course that at least half of them use.

“The fact is that if the city would not make the Calleguas Creek (work) a condition of this conversion, our lot prices could be reduced by a considerable amount,” said Betsy Betraun, who manages the park with her husband. “That would make it far more attractive.”

Either a five-foot stone wall between the course and the creek will be built, or the sloping creek bank will be lined with rocks to protect nearby homes from flooding during heavy rains.

“Our job is to keep them from losing life and property, and the golf course is listed as an expendable item,” said Dolores Taylor, an engineer with Ventura County Flood Control District.

“The area is subject to flooding,” said Alex Sheydayi, deputy director of the flood control district’s public works division. “The area does not have adequate protection from erosion that could occur if we have a major 100-year flood.”

Lining the bank with rocks is the less preferable and costlier option, but Sheydayi said it may have to be done at some point to prevent further erosion, thereby eliminating 50% to 70% of the golf course.

Sheydayi said the wall can be built now. But the county is requiring the park to put up the full $1 million, assuming that the sum will be needed to rebuild the bank in the future.

The city’s approval last year of the conversion of the park from rental to sale units was conditional on compliance with the county flood control requirements.

Residents such as Tom Lawson consider the wall a ridiculous idea. Even the worst flooding would put only three inches of water on the golf course, he said, citing the opinion of a hydrologist hired by park owner Leonard Butler.

Butler also questions the necessity of the flood-control project.

“I think that a million dollars is too much of a burden for a park of this size,” Butler said. “I’ve been involved with the development of the park for the last 15 years and we haven’t had any flooding problems. I think the golf course should remain.”

The five-acre course, which 43 homes overlook, hosts the biannual Texas Scramble golf tournament, picnics and leisurely walks.

“You take that away from us, we don’t have the country club atmosphere,” Charles Betraun said.

If the two-thirds vote fails when ballots are counted today, Butler said he may sell the park or refinance it.

“If I were to sell the park, it is likely the rents would be raised because I’ve been fairly lenient on the rents,” Butler said.

Rents could rise from the current average of $400 a month to an estimated $650, the amount needed to cover a monthly mortgage payment, said Andy Gabbard, a member of a committee negotiating with Butler. Rents have been frozen throughout the three-year conversion process.

By buying their lots, residents will save money in the long run, Gabbard said. Their monthly payments for the first year are estimated at $377 to $582.

The Camarillo City Council has voted to co-sponsor an application with the park residents to obtain state financing for those who qualify as low income and want to buy their lots.

The state Mobilehome Park Resident Ownership Program, which is administered by the Department of Housing and Community Development, could provide long-term financing for up to 50% of the lot cost, but no more than $1 million per year.

The ownership program is designed to protect the displacement of the low-income residents if and when the lots are put up for sale, Camarillo Planning Director Tony Boden said.

About 100 of the park residents, some of whom have lived at the park since it opened in 1978, have said they believe that they could qualify for the state financing, Gabbard said.

Residents of the 162-lot Camarillo Springs Country Club Village bought their lots in 1983 for prices ranging from $25,000 to $31,000.

“Some of these people were afraid of conversion, they had all kinds of horror stories going around, they had a group fighting against us,” said Don Melin, former president of the residents’ association.

But now, he said, selling prices have almost doubled and everyone thinks “it’s the greatest thing that ever happened. . . . Everybody’s happy here now.”