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Wal-Mart Walking on Sunshine

Recently we told you about the community that Walmart is trying to displace to build another store. Here is our friend Al Norman's take on it:

Wal-Mart Walking on Sunshine

As many as 70 elderly and disabled residents of Palm Springs, Florida, may soon be evicted to make way for another Wal-Mart superstore.

The hapless residents of Sunshine Village are watching as the sun goes down on their mobile home park. This homestead of predominately low-income older people has been around for decades on 10th Avenue North. But this week, the Palm Springs Land Development Board voted unanimously to rezone 17 acres of land from residential to commercial, to pave the way for the 11th Wal-Mart within ten miles of Palm Springs.

A developer called Cornerstone Palm Springs LLC, which owns Sunshine Village, warned residents about a year ago that the property was up for sale. The site is reportedly slated for a 175,000 square foot Wal-Mart supercenter. There's already a Wal-Mart supercenter only 4 miles away in West Palm Beach, and two more supercenters roughly 7 miles from the site.

The developer can't just toss these old folks out on the street, however. Florida law requires that the residents of Sunshine Village receive at least six months notice of eviction, and be given some relocation costs. Cornerstone Palm Springs told the Palm Beach Post that it's going to cover all the relocation costs for the families being evicted.

But the Sunshine Village Neighborhood Association is not going to sink slowly in the west. The group has approached the Legal Aid Society of Palm Beach for help, and an attorney for the Society told the Post, "We don't think it will be possible to move them. There's not a lot of places for these folks to rent."

Cornerstone apparently has informed the mobile home owners that Wal-Mart wants to move in when they move out. In fact, the developer will have a site plan ready to submit in December. The Village Council voted last winter to amend its comprehensive land use plan to accommodate a shopping center---so the project has been in the works for almost a year. Within months, Wal-Mart could literally be walking on Sunshine.

Wal-Mart targets mobile home parks, because local officials are often anxious to level these 'eyesores', and move the residents out of the area. The homeowners, who are stigmatized as "trailer trash," are marginalized politically, and have no clout in town. One reader of the Palm Beach Post submitted the following comment on Sunshine Village:

We need to get rid of all these low rent trailer parks. They bring in the worst kind of people. A lot of illegals will be living in these rusted out old trailer parks. Palm Beach county should take a vote on closing all trailer parks...Keep the migrants where they belong. Out in the fields picking my tomatoes.
Last August, Wal-Mart displaced 40 families from a mobile home park in Marion, North Carolina. In February of 2009, 15 homeowners lost out to a Wal-Mart supercenter in North Vernon, Indiana. Around Christmas of 2006, 80 residents in a mobile home park in Berlin, Wisconsin saw their homes rezoned from residential to commercial. In January of 2006, 54 families in the Monticello Mobile Home Park in West Asheville, North Carolina, were forced to relocate to make room for a 180,000 square foot Wal-Mart superstore. In 2003, 122 residents in a mobile home park in St. Petersburg, Florida were displaced by Wal-Mart. The world's largest retailer swallows up trailer parks whole, and spits out the people who live there.

Not all of these attempts by big box stores to push mobile homeowners off the map have been successful. Residents in Santa Rosa, California, and Hood River, Oregon, for example, beat the big boxes and kept their homes. But more often than not, mobile home property owners like Cornerstone sell out the families that have depended on them for decades. It's hard for landowners to resist the lure of Wal-Mart's top dollar. The owners of Sunshine Village will surely "live better" when Wal-Mart pays them millions for their little corner of this village.

The village of Palm Springs, population around 14,000, only covers a two and a half square mile area. It won't be easy for these elderly and disabled residents to move their mobile homes. Many of the homes might not structurally survive any relocation at all.

The Village Council in Palm Springs will take its first vote on rezoning on November 13th. If they vote down the rezoning, the elderly and disabled residents of Sunshine Village won't have to move.

Ironically, Palm Springs likes to call itself "A Great Place to Call Home." Readers are urged to email Karl Umberger, the Palm Springs Village Manager at kumberger@villageofpalmsprings.org with the following message:

Please let the Village Council know that I am appalled that any community would toss out dozens of elderly and disabled residents from their homes just to make way for another Wal-Mart like the 11 you already have within 10 miles of your Village. How can the Village---which says it's 'A Great Place To Call Home'---evict these low-income people to make way for a Wal-Mart? Where are these folks supposed to live? Urge the Council to 'Save Sunshine Village,' and tell Wal-Mart to find land that isn't already somebody else's home.

Posted by Taylor - November 12, 2009 04:27 PM

Comments

So if I own property, I am not allowed to sell it? If two or three years ago I rented a home to a family, gave them six months' notice, paid their moving costs, all to sell at the market zenith -- whether I wanted to sell the land for a McMansion or as a part of a larger parcel for Wal-Mart or a hospital or a porn printing plant -- you would prevent it? So, um, is private property theft, Mr. Marx?

Posted by Raybury - November 12, 2009 05:39 PM

let stop Wal Mart for Building the Wal Mart Supercenter in Sunshine Village Mobile Home Park Land Community in Palm Spring Florida right of away and right now please and Wal Mart can't Build a Supercenter in Sunshine Village Mobile Home Park Village Land in Palm Spring Florida and please tell Wal Mart Sunshine Village Mobile Home Park Resident want to keep their community in Palm Spring Florado right of away and right now please beause Palm Beach got too many Wal Mart Supercenter

Posted by Tom P Noonan - November 12, 2009 07:08 PM

Ray,

You have a right to sell your property (with a few exceptions), but that doesn't mean the buyer has a right to do whatever he or she wants with that property.

The article is only asking people to contact the city manager and petition him (and by extension, the council) to keep the zoning to stay the way it is.

That's not Marxism; it's democracy in action.

Posted by ThaMothership - November 13, 2009 12:26 AM

Quick question-

What will the owners do with the unwanted property once the public forces them to keep it?

Posted by Ike - November 14, 2009 12:08 AM

Ike,

No one is forcing them to keep the property. The public can't force them to keep the property. The first half of my sentence above was "You have a right to sell your property".

What I meant was, you have a right to sell your property.

Should I type slower? Maybe get the crayons out?

If you actually read the article, you will see that no one is forcing, or trying to force the owner to keep the property. In fact, no one is preventing, or trying to prevent WalMart from purchasing the property. They just want local zoning regulations to stay in place so it can't be used to create a large retail center. WalMart can still buy the land, but they can only use it for approved uses. Odds are, WalMart will no longer want to buy the property, but there is nothing stopping them from buying it.

So... again... the owners can sell the property.

What can the owners do with the property if they choose not to sell, or cannot get a high enough price? They can continue to rent the property, or they could build an apartment or condo complex. (Odds are, the area is zoned MFR or the local equivalent. If it's zoned SFR, they can build houses.)

You can't build a noxious chemical plant in the middle of a residential area. That doesn't mean you can't sell the property, or even sell it to a chemical company. Similarly, just because you can't build a WalMart doesn't you can't sell the land, or even sell it to WalMart.


Posted by ThaMothership - November 14, 2009 02:30 AM

Great. Thanks for answering my question. If you actually read the article, the problem is not that a retailer is purchasing the property, the problem is that the residents are being evicted. Fighting the rezoning is only a tactic being used to stop the sale and the resulting evictions. The rezoning itself is not the complaint.

Obviously, Walmart will not buy property that they can't use. So that throws that option out. One of your other suggestions was to build an apartment complex or condo. In that case, the residents are likely to be evicted anyway, or at least temporarily during construction. I doubt the residents of an aging trailer park will be able to afford rent in a shiny new condo. If they could, that's probably where they would be now. So, although no rezoning will be required, the residents will still be upset they they will lose their homes and will probably mobilize again to stop the construction. What's the difference?

That leaves only one of your options left for the owners: continue renting out the property. That's just a rewording of what I wrote (and you claimed was wrong): the owners are stuck with the unwanted property.

Posted by Ike - November 14, 2009 10:59 AM

Ike, no one denies the right of the property owner to sell the property to Wal-Mart or the right of Wal-Mart to build on the land. The actual problem is the state changed its laws back around 2001 to allow people's mobile homes to be stolen for pennies on the dollar where the law used to require fair market value compensation. These people can not replace their housing for anywhere near what they will recieve. This is where Wal-Mart could step up and do the right thing. Cornerstone the developer in the business of buying and selling mobile home parks for redevelopment isn't in the business of making their victims whole so if Wal-Mart wants the land, they should take responsibility or not buy the property.

Posted by Robert - November 15, 2009 03:30 AM

Ike,

As a general rule, if you don't want to build houses, rent apartments, etc., then maybe you shouldn't buy land that's zoned residential. Sure, the owner and buyer have a right to petition for a change, but the city council has a right to turn it down. Caveat emptor.

As for the residents stopping it, well, as the article says: "Cornerstone Palm Springs told the Palm Beach Post that it's going to cover all the relocation costs for the families being evicted."

In other words, the company is willing to comply with the law, and therefore can evict the folks who live there. However, as currently zoned, no one (future buyer or current owner) can turn it into a shopping center.

If the owners and buyers comply with the law the former residents will have no actual legal recourse. Whether they're protesting a rezoning or a change to condos, etc., the former residents can still protest all they want. That's protected by the Constitution. Is there something wrong with Constitutionally protected behavior?

Posted by ThaMothership - November 16, 2009 02:38 AM

TMS,

A buyer who is not interested in renting apartments might buy residential land if they have reasonable belief that the property will be rezoned. That seems to be the case here, because the buyer (Walmart) already began the process of rezoning long ago. The buyer's assumptions were correct because the board voted unanimously to rezone the land to commercial.

We both agree that everything is fine, as long as the owners and the buyers have complied with the law. Apparently, they *have* complied with the law. That's sort of my point. The residents aren't upset about the rezoning, they are upset about moving. They don't care what is built after they leave, they just don't want to leave. They are trying to avoid moving by claiming that the Palm Springs Land Development Board illegally rezoned the property. Therefore, the complaint isn't against the owners or buyers, it's against the city. The legitimacy of that argument has not yet been proven and can't be determined from the contents of this article, so we should probably withhold our judgment.

I think we are mostly in agreement here. The protesters can complain all they want, but they still have to move as long as no laws were broken.

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