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OLDER MOBILE HOME PARKS in the LOWER MAINLAND By

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OLDER MOBILE HOME PARKS in the LOWER MAINLAND By OLDER MOBILE HOME PARKS IN THE LOWER MAINLAND by WILLIAM PARKER HALL B.Ed., University of Alberta, 1970 A THESIS SUBMITTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF ARTS in THE FACULTY OF GRADUATE STUDIES School of Community and Regional Planning We accept this thesis as conforming to the required standard THE UNIVERSITY OF BRITISH COLUMBIA September, 1981 (c) William Parker Hall, 1981 In presenting this thesis in partial fulfilment of the requirements for an advanced degree at the University of British Columbia, I agree that the Library shall make it freely available for reference and study. I further agree that permission for extensive copying of this thesis for scholarly purposes may be granted by the head of my department or by his or her representatives. It is understood that copying or publication of this thesis for financial gain shall not be allowed without my written permission. Department of School of Community & Regional Planning The University of British Columbia 2075 Wesbrook Place Vancouver, Canada V6T 1W5 Date SJT- 7 'f/ -7Q \ ABSTRACT The mobile home is one response to the problems associated with the issue of housing affordability. For many individuals mobile home living in a park environment is a viable and attractive alternative to conventional housing. Older mobile home parks, the focus of this thesis, are an integral part of the wider system of mobile home environments. The older parks existing today have been subject to many changing conditions, the scale, rate and nature of which have been felt by all those associated with parks and park living. The role of older parks is unclear and a situation exists which poses problems for some people and is of no concern to others. Older parks are criticized as being, among other things, unsightly, ill-designed, poorly located and the source of a variety of other problems. At least two recent studies indicate that something should be done to improve conditions in existing parks. To begin this task it has been necessary to identify the conditions and problems and suggest a means to remedy the situation. This- study of older parks is designed to be used as a framework for developing a public policy regarding the place of older mobile home parks within the metropolitan environment of Greater Vancouver. Moreover, it is hoped that the study will provide an example for smaller communities in this province in how to deal with mobile home parks. The research process has involved a detailed study of the nature of the mobile home and mobile home park in terms of general historical perspective and the particular Canadian experience. A discussion of the state of the mobile home industry in Canada and background to the slow• down experienced since 19 74 serve to indicate the close ties between mobile home and mobile home park. Following a review of the constraints and regulations in the system of providing for mobile home parks, and variety of types and functions of these parks, the process and economics of park development are described briefly. The extensive literature review portion of this thesis is justified in terms of its non-existence in a Canadian academic format and the necessity for a more complete perspective of the analytical s tudy. Empirical research for the thesis involved the compilation and analysis of existing physical, operational and management characteristics of thirty older mobile home parks in Langley, Surrey, Coquitlam and Maple Ridge. Data was obtained by first hand investigation of conditions in these parks and interviews with many parties concerned about the provision for mobile home parks. The interviews included some core questions but were largely unstructured due to the nature of the investigation. Collection of this data was made possible through a summer position in 19 78 with the former B.C. Ministry of Municipal Affairs and Housing. Motivation for research into this topic was based on the hypothesis that older parks are subject to criticism from a stereotyped point of view and often unsubstantiated claims of problems and inadequacies. The study does identify certain problems associated with some older parks, including poor design and location, park redevelopment and combined commercial-residential operations. Other problems however, can be associated with some parks of any age, and these include park entrance fees, regulations, rent control, the landlord-tenant relationship, poor design and the significant shortage of mobile home park spaces. The research has clearly indicated that there is no such entity as a typical older mobile home park. Thus, the recommendations put forth are meant to account for the extent of variety among parks and to guide policy decision• making . The most significant conclusions of this thesis are: 1. The evaluation of park quality is, like so many < qualitative judgements in life, a function of personal and societal values and biases. What is adequate and functional shelter to one person may be substandard and offensive to another. 2. Some of the readily apparent problems with older parks can be construed more as institutional in nature rather than as defects that can be corrected by camouflaging o by moving them. 3. Older parks are victims of changing times, escalating land values and urban pressure on the land. It may be that the market will ultimately determine local government planning objectives with respect to mobile parks. This however, will be an evolutionary process, with parks of various forms and vintages remaining for many years to come. 4. The mobile home park is a unique form of land and dwelling tenure. As such, the relationship between landlord and tenant requires close and judicious scrutiny. 5. Official attitudes toward mobile home parks are only slowly changing. It is critical that local governments become more responsive to the issues at hand if the pressures on the existing park system are to be reduced The strategies that can be developed to manage the problems must clearly identify the objectives in mind and for whom the problems are the objects of concern. This thesis will outline the concerns that must be examined in vi order to promote a comprehensive planning approach toward the future of older mobile parks in the lower mainland. TABLE OF CONTENTS Page ABSTRACT ii TABLE OF CONTENTS vii LIST OF TABLES xi LIST OF FIGURES xiii LIST OF MAPS xiv ACKNOWLEDGEMENT xv CHAPTER ONE INTRODUCTION 2 Problem Statement 2 Purpose of the Study 3 Methodology 5 a) Selection and definition of study area. ... 6 b) Sources of data 7 TWO THE EVOLUTION AND NATURE OF THE MOBILE HOME AND THE MOBILE HOME PARK. 9 Terminology 10 Historical Perspective 17 THREE BACKGROUND TO THE CANADIAN SITUATION 25 History 25 Geographical Distribution of Mobile Homes in Canada - General Perspective 32 The Mobile Home Lifestyle 37 vii viii CHAPTER Page Present State of the Mobile Home Industry in Canada 41 Economic Recession 4 2 The Assisted Home Ownership Plan (AHOP)... 43 Financing 4 7 Land Development 4 9 Dealer Irresponsibility 50 Production - Site Provision Co-ordination. 51 Consumer Attitudes 51 Dealer Organization 52 FOUR THE EXISTING SYSTEM OF PROVIDING FOR MOBILE HOMES AND MOBILE HOME PARKS 54 Part One - Context 54 Categories of Mobile Home Parks 58 Part Two - Regulation of Mobile Homes and Park Development 6 5 Land Availability 65 Legal Status 69 Zoning 7 0 Standards and Codes. 75 Recent Legislation in British Columbia ... 82 Part Three - Economic Perspectives 84 Unit Costs and Financing 84 Park Development Costs 88 Taxation of Mobile Homes 9 0 ix CHAPTER Page FIVE AN ANALYSIS OF OLDER MOBILE HOME PARKS IN THE STUDY AREA 97 Scope of Chapter 97 Historical Legacy 102 Local Regulations 105 Analysis of Older Parks 106 Location and Distribution 106 Park Operation 120 Park Services and Physical Features 130 Quality Rating of Older Parks 139 Quality Rating Criteria 140 Summary 141 SIX PROBLEMS RELATED TO OLDER PARKS AND PARKS IN GENERAL 143 Problems - General 143 'Closed' Parks 143 The Relationship Between Park Operators and Tenants 146 Security of Tenure Issue 147 The Entrance Fee . 151 Rent Control 155 Problems in Older Parks 159 Motel-type Parks 160 Poor Design and Maintenance 161 Economic Pressure 162 Summary 162 X CHAPTER Page SEVEN CONCLUSIONS, RECOMMENDATIONS AND SUGGESTIONS FOR FURTHER STUDY 164 Conclusions 164 Recommendations 16 8 Suggestions for Further Study 176 FOOTNOTES 179 LITERATURE CITED 185 LIST OF TABLES TABLE Page I MOBILE HOME MARKET PENETRATION, CANADA 31 II ESTIMATED NUMBER OF MOBILE HOMES IN PLACE IN CANADA - DECEMBER 31, 1974 33 III ESTIMATED NUMBER OF MOBILE HOMES IN PLACE IN CANADA - DECEMBER 31, 1976. 34 IV NUMBER OF MOBILE HOME PARKS AND MOBILE HOMES IN CANADA -1968 35 V COMBINED MANUFACTURERS' STATISTICAL DATA - NOVA SCOTIA 41 VI COMPARISON OF MOBILE HOME SHIPMENTS AND PRIVATE AHOP HOUSING SALES REFLECTING PENETRATION % TRENDS 4 5 VII CANADIAN MOBILE HOME MANUFACTURING CAPACITY. 48 VIII 1977 COST COMPARISON 86 IX 1977 ESTIMATED SERVICING COSTS 91 X 1977 ESTIMATED SERVICING COSTS, SURREY 92 XI 1973 ESTIMATED ON-SITE SERVICING COSTS, GENERAL 93 XII NUMBER OF PARKS BY SIZE AND AGE 102 XIII DISTRIBUTION OF MOBILE HOME PARKS IN THE LOWER MAINLAND 108 XIV OLDER PARKS (12 OR MORE YEARS) IN STUDY AREA . 110 XV SIZES OF OLDER PARKS IN STUDY AREA 110 XVI NUMBER OF PADS IN OLDER PARKS IN STUDY AREA. 113 XVII PAD RENTAL FOR OLDER PARKxi S IN STUDY AREA .... 115 xii TABLE Page XVIII TYPES OF UNITS IN OLDER PARKS 116 XIX VACANCY RATES IN OLDER PARKS (1978) 120 XX PARK MANAGEMENT CHARACTERISTICS 121 XXI EXPANSION/UPGRADING IN OLDER PARKS (1978).... 125 XXII OLDER PARKS BY TYPE OF BUSINESSES ON SITE. 127 XXIII OLDER PARKS SUBJECT TO REDEVELOPMENT 128 XXIV SEWAGE DISPOSAL SYSTEMS IN OLDER PARKS 13 0 XXV TYPE OF HEATING FUEL IN OLDER PARKS 131 XXVI PLACEMENT OF WIRES AND CABLES IN OLDER PARKS .
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