San Marcos council extends temporary moratorium on senior mobile‑home conversions

The San Marcos City Council on Jan. 14 voted unanimously to extend an interim urgency ordinance that temporarily blocks conversions of mobile‑home parks now occupied primarily by residents 55 and older into parks allowing residents of all ages, and adopted a companion resolution holding any proposed conversions in abeyance while the city studies a permanent approach.

Deputy City Attorney Jacqueline Paterno told the council the urgency ordinance — first approved on Dec. 2 — was set to expire Jan. 16 if not extended and that the extension was intended to give the city time to prepare a lasting solution. “The urgency ordinance is set to expire on January 16,” Paterno said. “The urgency ordinance put in place a moratorium on the change from senior mobile home parks to all‑ages parks… a park owner is required to give residents 180 days notice when making changes to park regulations.”

The ordinance extension lasts 10 months and 15 days, placing the new expiration in late November of this year, and the resolution requires park owners to provide the city with notice of any proposed rule changes and holds any senior‑to‑all‑ages changes in abeyance for up to one year while the city evaluates impacts.

Why it matters: Council members said the action is intended to protect long‑standing senior housing options while staff and the city attorney’s office develop code or zoning language to make those protections permanent. The item drew a large public turnout, with multiple residents of local parks urging the council to preserve the senior character of mobile‑home communities.

Residents who testified described confusion and worry after one park, Lakeview Mobile Estates, circulated revised rules and regulations last summer that included language reserving “the right” to convert to an all‑ages park. Paterno said staff has a posting that indicates some residents received final notice on Aug. 30, 2024, but that the city lacked documentation proving all residents were served on that date. “We do not know if all residents actually were notified on that date,” Paterno said. “Those regulations would become effective 180 days after the final notice.”

Speakers representing residents and local advocates pressed the council to preserve protections. Julie Polley, a regional representative for the manufactured‑housing owners’ association, urged the council not to extend the moratorium and warned that an “overlay” approach could lead to litigation. “Please do not extend the moratorium,” Polley told the council, saying owners deserved outreach and that senior parks already allow up to 20% non‑senior residents under federal rules.

By contrast, residents from multiple parks described safety and quality‑of‑life concerns if a park converted. John Mosier, who identified himself as a resident and brought other seniors to the meeting, asked the council to “preserve our homes and our futures.” Tim Sheehan, president of the San Marcos Mobile Home Residents Association, recounted decades of advocacy on behalf of senior homeowners and urged protection of contractual rights and long‑standing expectations for park residents. Other residents described narrow streets, lack of play areas, and concerns about enforcement of rules and adequate notification.

Council discussion and vote: Council members said the issue is complex and warrants time to examine legal and planning options. Councilmember comments expressed support for extending the temporary measure while staff and the city attorney work on a permanent fix. The council voted to extend the urgency ordinance and to adopt the resolution; the motions passed unanimously with no recorded no votes.

Next steps: City staff said it will continue work on a permanent policy solution and that the extension is intended to preserve the status quo while the city completes its review. The resolution also requires that park owners copy the city on notices of proposed rule changes so staff has time to evaluate impacts and report back to council.