SAN MARCOS — The San Marcos Planning Commission unanimously recommended approval of an overlay zone ordinance that will preserve existing senior mobile home parks by prohibiting their conversion into all-ages parks.
Senior mobile home parks are defined as those where at least 80% of spaces are occupied by individuals 55 years of age or older. The overlay zone reviewed by the Planning Commission on Monday would require that seven parks in the city maintain this ratio of at least 80%, and that park owners within the overlay zone submit annual compliance certifications to the city.
The proposed overlay zone has been in the works for about one and a half years in response to concerns that low-cost senior housing would be lost if senior parks began accepting residents of all ages.
During a July 6 Planning Commission meeting, the council chambers were packed with dozens of residents from senior parks across the city, showing their support for the overlay zone.
“We’re affordable, unsubsidized housing, and there’s no other places like that. They’re places where we can age in place and take care of each other,” said John Mosher, a resident of San Marcos Mobile Estates and a representative of the San Marcos Mobilehome Residents Association. “We’re asking you to take action to adopt the overlay.”
The overlay zone ordinance will now go to the City Council for final approval. If approved, it would apply to seven of the city’s 12 senior mobile home parks, excluding those where residents own the land on which their homes are located.
The seven parks are El Dorado Mobilehome Park, Lakeview Mobile Estates, Palomar Estates East, Palomar Estates West, Rancho Vallecitos Mobile Estates, San Marcos Mobile Estates, and Valle Verde Estates.
Efforts toward a senior mobile home overlay zone began in late 2024, when city leaders learned that the owner of a local senior mobile home park had updated its rules and regulations to state that it had the right to convert to all-ages at any time.
In response, the San Marcos City Council adopted a moratorium prohibiting these conversions. The council has extended the moratorium twice since then, while developing plans for the overlay zone to protect senior parks in the long term.
“We’re moving forward with this action because our urgency ordinance will be expiring on Nov. 10, and we recommend that we move forward with this action in order to protect senior housing,” said Deputy City Attorney Jacqueline Paterno.
Several cities in California have adopted similar overlay zone ordinances to preserve senior mobile home parks in recent years. In some jurisdictions, these overlays have resulted in legal challenges from park owners seeking to convert their parks to all-ages.
One mobile home park owner in Santa Barbara County has sued the city of Goleta in federal court over a senior-only overlay zone, arguing that it requires the park to discriminate against families.
Paterno said the city is closely monitoring these cases and recommended that San Marcos proceed with its overlay in the meantime.
“I’m a little concerned that there’s a pending lawsuit, but there’s nothing we can do about that, so we just need to make the decision that’s best for San Marcos and see where the chips will fall,” said Commissioner Christopher Carroll.
No park owners in San Marcos have come forward to challenge the overlay zone, according to the city.
Senior mobile home parks are considered to be key sources of much-needed affordable housing for older adults in the community. Seniors in these parks also say they benefit from being part of a community geared toward older adults.
“It’s a good size of your community, and we’re pretty happy to be here,” said resident Sandy Herstich.
Under the ordinance, spaces and mobile homes in the overlay districts shall be rented only to occupants age 55 and older, except residents who do not meet senior requirements but were already residing in the park at the time the ordinance is adopted.
At least one occupant of the home would need to be 55 or older, so seniors could live in their home with a younger family member. The owner of the unit, if different from the occupying resident, need not be 55 or older.
Commissioners expressed strong support for the overlay and noted that residents move to senior mobile home parks with the expectation that they will remain senior-only. Trying to move their mobile homes elsewhere can be nearly impossible, city staff said.
“This is a very important thing that we are doing here,” said Commission Chair Lionel Saulsberry.
Commissioner Steven Kildoo commended senior park residents for mobilizing in support of this effort.
“I have watched the mobile home community be the major political voice in this town,” said Kildoo. “I’m grateful that they’re there in our community.”
Mosher and other members of the San Marcos Mobilehome Residents Association have led the effort to advance this ordinance, consulting with the Golden State Manufactured Home-Owners League and city leaders.
Mosher said he was glad to see the city support local seniors by protecting their housing.
“It was important that we seniors showed up in masse, and they did,” he said. “They voiced their happiness with their applause.”
