Strategies to Prevent

Displacement

Ishbel Dickens, Consultant (moderator)

Andrea Chiriboga-Flor, 9to5

Crystal Launder, City of Boulder, Colo.

Marisol Cortez, Vecinos de Mission Trails

Residents Have the Solutions:

Insights from a Case Study on

the Displacement of Mission

Trails Mobile Home Communityby Vecinos de Mission Trails

Presented for the 2016 I’M HOME Conference

November 15, 2016

Study Purposes

Make displacement--by its nature an erasure--visible

Document the lived impacts of city policy decision

Produce a written record of what happened at Mission

Trails

Honor the voices, words, and experiences of those who

were displaced

Produce information we can use to strengthen policy

protections and prevent another Mission Trails

Basic numbers

Total # Households Displaced: 106

# Households Interviewed: 51 (with 11 additional

households for which we had information about

specific impacts, either from family members

interviewed or through firsthand knowledge)

# Residents Interviewed: 62

# Residents Accounted for in Interviews: 178

When you heard Mission Trails would be rezoned and

closed, what would have been the ideal outcome for

you/your family? For all residents?

To be able to move somewhere free from threat of further displacement (11)

To be able to afford to move into a house, especially in the same area (6)

To be able to buy land and move trailer there (3)

To be able to move trailers into neighborhoods.

“One alternative would have been if people could have moved their trailers

into neighborhoods. [My mom] wanted to know if we could put a trailer in

the neighborhood where there’s houses. But I was told ... that you couldn’t do that. [They] said, you’re not the only one that’s been asking that,

because there’s other people that’s been coming in here saying, well, I see a

little lot in between houses, maybe I can move my trailer there.”

What would have been ideal?

Notification – to be told up front what was being planned (5).

“S: The way I found out about it, it was when that guy that did my

restroom said, what are you putting all that money, you gonna

move this trailer? I said, why? He said, well, you know they’re

selling this place, right? I said, nawwww, we didn’t even know

that.

M: We didn’t even know that! They hadn’t even sent any notices.

And he knew!

S: And he didn’t even live there [at Mission Trails]! … And he’s the

one that told me—you know, you’re putting all this money into the

trailer and they’re gonna sell this place? I said, what?? He said,

yeah. They’re gonna sell it. Ohhh wow. I didn’t know…nobody told

me nothing.”

What would have been ideal?

More time to move out, so that residents could move out on their own timeline (5)

At least a year

Six months to a year

Fix the park (3).

“Pues que el cambio iba a ser mejor, pero fue lo contrario. Lo mejor es que hubieron arreglado, mas estable y mas comodo para vivir bien, solo faltaba que arreglaran las trailas viejas y de eso. … Nos sacaron para nada. Solo murierongentes y ni han hecho nada. Solo hicieron el mal. / Well, [the ideal thing] is that the change would bring about something better, but it was actually the opposite. The best thing is if they had fixed the park, to be more stable and comfortable for us to live well there…it only needed for the older trailers to be fixed, things like that. … They kicked us out for nothing. People died and they haven’t even done anything [with the land]. It’s only been for bad.”

What would have been ideal?

Just relocation assistance that covered the true costs of moving (3)

City supplement amount given by developers so that residents not forced into debt. “When I was reading in the paper that year that all of this was taking place, and they talked about that the city had given $54.5 million in incentives alone to developers, I thought, really? You have that? … You could have given at least 2 or 3,000 of that to each resident of the Mission Trails so that they wouldn’t have had to go into debt. Where we ran out, and you actually placed us into debt that we didn’t have.”

Enough to buy land

Better assistance from local government (3)

City representatives who actually responded to residents (1)

Better assistance locating stable housing, and same level of assistance for everyone (including renters, undocumented) (2)

What would have been ideal?

Developers find land or another park in good condition where residents could move together as a community (2).

“I really wanted them to find a piece of property where they could… They footed the bill, they paid for everything, and had to deal with all the hassles of doing it. But get a piece of property where everyone could go together.”

Receive equity residents had built up (2)

into their trailer.

into the land itself.

“So many people lived there for so long. I was only there seven years. I wasn’t asking a lot, just a little bit more--$4-5,000. Some people were there 30, 40 years…that wasn’t right. They helped support that land, because they were living there. The people that were there longer should have gotten more.”

What would have been ideal?

Not have to continuing paying rent once park was rezoned.

“With me [the amount of relocation assistance they gave] was different. Because

I ended up not paying rent … so that I could put up the boards and other things I

needed for the house [she had to fix trailer skirting before her trailer could be

accepted for move in at any of the parks on the list approved by developer for

relocation assistance]. I didn’t pay rent for maybe 2-3 months, so [the developers] said, you won’t be receiving the money that you were supposed to

be getting. I go, you know what, okay. Just give me what, you know, what I

should be getting then. ‘Well, we’re gonna take this off and that off.’ Okay. So, I

think I ended up with, what…$500 and something? Or $600 and something?”

What would have been ideal?Moving from just relocation to prevention

Not having to move in the first

place (12)

“For them not to do that to people

no more!”

Upstream Solutions

The right to simply be notified.

→ Local and state laws should change to recognize mobile home residents as homeowners with legal rights to notification in the event of rezoning.

Be able to move mobile homes into neighborhoods.

→ The city is currently considering how to change the Unified Development Code to allow “tiny houses” and granny flats. Why not mobile homes?

Fix the park.

How would you rate conditions at

Mission Trails when you first moved in?

5 (Good - no major

problems)55%

4 (A few issues, but

overall liked living there)20%

3 (Okay - Park had some

issues)7%

2 (Not great - lots of

issues)11%

1 (Terrible - really

bad condition)7%

Average

rating:

4.03

Fix the park: Upstream Solutions

1) Bad and/or declining conditions are not inevitable but rather are a function of who owns/manages a park.

2) Looking empirically at the history of Mission Trails, good management is possible. However,

3) Land speculation, not management, is the real issue.

Preserving Manufactured

Housing in Adams County

Colorado From a Community

Organizer Perspective

Background▪ RTD Public Transit System $7.6

billion build-out▪ 9to5 canvass along West Corridor

and Southwest Denver ▪ Launch of Affordable Transit

Campaign▪ Reinstatement of 16L▪ Reinstatement of #4 Morrison

Route Bus▪ Displacement of

leaders/residents along new light rail lines

State of the Denver Metro RegionBurdened: 47%Severely Burdened: 24%- 60,000 shortfall of homes for those making $20,000 or less a year could afford – Denver Post, Dec 13, 2014

Rising Rents

➢ 2010-2013: 5% annually➢ 2014: 9.2%➢ 2015: 14.2% in January (highest in country)

Stagnant Income

➢ Median rent in the city grew by 10.8% while median household income increased by 1.2% (2013)

➢ Renter must make $35 an hour to afford median priced rental

Adams County▪ Highest concentration of mobile home parks in the county▪ Federal Heights▪ About 40% of people identify as Latin@ (Census from 2010) ▪ By 2018 there will be 6 new light rail lines going through Adams

County▪ Annual growth rate is above 1%, annual job growth rate is above 2%

Vision: Our vision is an economically just world where poverty and discrimination have been eliminated, the contributions of women are

recognized and valued; all women and their families thrive. Mission: To build a movement to achieve economic justice, by engaging

directly affected women to improve working conditions. Board of Directors = Our members• - “Nothing About Us Without Us!”- Aim is to always hire more of our members

▪ 9to5 believes that systemic change is accomplished by engaging directly impacted women through organizing, involving and developing leaders; to achieve equality, economic security and social justice, at the workplace and beyond.

9to5 Organizing Model

▪ Directly impacted women shape and lead our campaigns. We focus on work with this core constituency, while including others who share our goals and vision.

▪ Our member-led campaigns build power by winning concrete changes in corporate and public policy and by creating a movement of directly affected people

▪ We believe that all forms of oppression are linked, and address these issues of oppression and social justice in all aspects of our work.

▪ We empower directly affected folks to engage in the political process and hold elected officials accountable. .

▪ Commitment to developing leaders. ▪ Model our principles. Be the change we want to see. ▪ Address root causes. ▪ Strive to end all forms of oppression▪ Be at the forefront of change.

9to5 Organizing Model (cont.)

Shady Nook & Belmont Mobile Home Parks

▪ #4 Bus Route Campaign in Fall 2014 in neighborhood of Westwood

▪ About 90 homes, mostly monolingual Spanish speakers and families with children

▪ St. Charles Town Company▪ OED loan▪ Del Corazon apartments at 60%

AMI▪ Unofficial mobile home helpline▪ Federal Uniform Relocation Act

Denver Meadows Mobile Home Park Background & Demographics

▪ Denver Meadows is 20.41 acre located near the Fitzsimmons development and next to 1-225 at 2075 Potomac Street. The new R line will run near the park at the end of this year.

▪ 120 families living in mobile homes and another 120 RV renters. ▪ Mobile home residents pay almost $900 for plot rent- no common areas

or services

Denver Meadows Mobile Home Park Demographics▪ About 92%, own their homes or are paying to own, and are low-income

Latino, Spanish as primary language families. ▪ 67%, make between $500-3,000 in gross monthly income▪ There are a few seniors and people with disabilities.▪ Some of these families have lived in the park for up to 20 years. Most of

the families living here have children, with 67% of households indicating minors residing in the home.

▪ 13,000 unit deficit of affordable housing in the City of Aurora & 0% vacancy rate

Denver Meadows Mobile Home Park Timeline

▪ Jan 2016: Began organizing residents around management issues ● April 28th: Residents discovered public notice about potential zone change● May 11th: Planning commission meeting, there were more than 150 people

that shared 6 hours of testimony, and at the end it influenced the commission to vote against recommending the change to city council because lack of community engagement

● May 2016: Subsequent retaliation. Meeting with owners- park set to close regardless of zone change in 2016

Denver Meadows Mobile Home Park Timeline

● July 11th: City Council Meeting on Rezoning there were about 100 people who participated in the meeting. At the end, the city council voted to table the decision until there is a plan for the residents.

● September 22: National Day of Action for Housing to demand rent control and declare a Housing state of Emergency.

● October 2016: Became official Home Owner’s Association (HOA) registered with the state.

● During these months we have met with various agencies and organizations that have interest in working with us to get community ownership over the property.

● Up to this point we have been featured in about 14 articles and news video clips

Where We Are Now & Next Steps▪ Still looking to secure funding for community land trust or resident

owned community or community benefits agreement▪ Continuing to build relationships with potential stakeholders and city of

Aurora to find solution that works for residents▪ Began working with Berkeley Village residents: Same owners as Denver

Meadows, 400 homes, mostly home owners, unincorporated Adams, mostly monolingual Spanish speakers, within ¼ mile from Gold Line

▪ Pioneer Village: About 120 families, less than ½ mile from Gold Line▪ More money should be going towards organizing and not direct service

for policy changes, CLTS, ROCS etc. – strategizing on how to convince foundations to fund advocacy over direct services

▪ Working with Senator Kefalas on policy solutions, such as Right to Purchase. Limiting types or rules that can be implemented, mandatory mediation, more accountability for maintenance issues

-

▪ Community and Housing are a human right, not a commodity to be exploited for profit

▪ Land and housing should be collectively owned and controlled by communities

▪ Land and housing should be developed in a way that is sustainable for the planet

▪ Land and housing should be accessible, permanent, quality, and connected to economic, social and cultural networks and institutions

HOMES FOR ALL NATIONAL CAMPAIGN

▪9to5.org/housingreport▪9to5.org/Colorado

▪Right to the City Homes For All: Rise of the Renter Nation, Corporate Landlords

▪andrea@9to5.org

A Municipal Role in Displacement Prevention

Boulder, ColoradoVista Village Mobile Home Park

Boulder, Colorado

Orienting to Boulder, Colorado

• Size: 25.8 square miles

• Population: 104,810

• Housing Units: 44,725

• Affordable Housing Goal: 10%

• Affordable Units: 3,319 (7.3%)

• Mobile Homes in Parks: 1,191 (2.6%)

• Median Home Value: $626,850

Mobile Home Parks

• MHPs: 4 parks, 1,191 homes

• Area II (nearby): 4 parks, 358 homes

• Established: 1950s to 1970s

• Pre-1976 Homes: 65%

Cooper Center Race Dot Map:

Pockets of Diversity

Preservation Policy

7.08 Preservation and Development of Manufactured Housing

Recognizing the importance of manufactured housing as an option for many

households, the city and county will encourage the preservation of existing

mobile home parks and the development of new manufactured home parks,

including increasing opportunities for resident-owned parks. Whenever an

existing mobile home park is found in a hazardous area, every reasonable effort

will be made to reduce or eliminate the hazard, when feasible, or to help

mitigate for the loss of housing through relocation of affected households.

Preservation Policy

• Mobile Home Park Land Use & Zoning

• Mobile Home Park Ordinance

• Park Purchase & Deed Restriction

• “Key Affordable Housing Tool”

Vista Village Mobile Home Park

Preservation Practice: General

1991: Grants, weatherization & energy efficiency

1993: Mediation services

1996: Mobilizing for a Change; community organizing + park ownership+ legal issues

1998: Homeownership program for park purchase

landlord tenant guide + home repair workshops

2015: Legal defense funding

Case Study: Mapleton MHP

• 1996: City purchased Mapleton Mobile Home Park ($3.5M)

• Goal: Flood improvements & Resident-Owned (still), Affordable Park

• Issues: financing purchase, financing infrastructure upgrades, park management

• Outcomes: Flood improvements completed, 120/135 lots deed restricted, resident ownership is a work-in-progress

• Ownership/management structure: nonprofit owned, resident owners association leases and governs park, contracts with management company

Case Study: Boulder Mobile Manor

• 1985: City tried to purchase; lacked financing

• 1997: Housing authority purchased

• Original Intent: Operate as rental, phase in homeownership

• Housing authority discovered homes were deteriorating, infrastructure failing

• 2011: Reopens as Read Oak Park, award winning LIHTC funded rental community

Preservation Practice: What’s happening Now

• Ponderosa MHP: Disaster Resiliency Planning Grant (2015)

• Mobile Home Park Resiliency Design Workshop (upcoming)

• Mobile Home Park Infrastructure Study (Summer 2016)

• State-level Advocacy (Fall 2016)

A Final Thought (from 2015 City Council Mtg)

Boulder Malibu

(5 homes for sale/recently sold)

Home Price (range): $29,900 to $87,000

Lot Rents: Low $600s

(6 homes for sale/recently sold)

Home Price (range): $1.5 million to $3.0 million

Lot Rents: $1,500s