Transitional Housing/Group Horne Complaint Investigation
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Our Goals
..tF.Jimination of dangerous am�jor �:r:-safe or suasland.ard rental t:ol, /E!irn!nation of m;tsance sr:d/or crimma! activity attendant to these r�nta! properties. 1 Our Goals - cent ------·-···- , Ensure that the applicab;;� sta1e Hcer:.sing agency {e.g .• Community Care Uo,msing Division of the Deoartment of Socia! Smv!ces. Department of Alcohoi & Drug Programs, etc.) maintains proper oversight ar:d ensures compliance w:th the terrr:$ of !he Hcense for the . ":··f · *,..,'�t:.n�i. 1 • Ensure that we distinguish legitimate "sober living t"1omes'' frorn "boarding houses" masquerading as sober living hornes. / Ensw·e proper and appropriate regulation ·'<::.·of.the use and ocr.upancy of singk:·farnHy .. .,_ :l�tal. properties throughout the city in ord�(.to.preser<�e !he residential character of ttie.peighborhood. �------·---- The Spin Overvlew: The "typicalx cornp!aint ···�>., ' iJ��O�!ETIIING!!! 2 ,.. I • The owner is Rt:NTING sllllle ROOMS and does not live on the property. .. ______ l The Initial Complaint • Frequently triggen:.l by a p$rceptlon that there ______.. ___ are too marry residents so the residency rnust be :;:sgaL --�····�------• Often satted with emotional buzz words !ike '·s:x ;:;�c!C "halfway house: ''dmg house: ''parGl!38 ,. .. home," am:fphn��;e�� silch as "they're hav:ng -.... -·-·------� ::.·::·;r�tings,"an<:! "they come and go a! a:: hour�;." ;;'t)$*-atly.Jongon Goncllmions and shorton facts. Poi1�::�;�iH�·for-servlce . • may be minima!. •. r I tR:tfrO)JS: ::c:r« m:$.l6� 3 The Typical Scam • Sing!e-family rs.'3idence remed oul by an ov\mer who does not ih;e in the City, let aione the County. "' Owner believes they are leHsing th;� house to a single family when in fact the iessee then rents ... t(J tf; -- 20 individual persons and charges e; each home with> 1 0 - 20 !ndivi:1tml rer:ters. ·..:- The Typical Scam - cant • Frequently, there are substandard iivin£1 conditions andior iliegal construction/morn conversions. • N,g_o!§i of tt1e individual renters are , .... recovering from alcohoiism or drug abuse. · :��0.\)}neror "straw !esses" caiis H a "sober t!vil:I'(J home" to ---evade ioca! regu!ationl ""'- "·· -.__ ' Investigation Focus • Actual ownership of the property • Actual possess:onfcontro! of the property • \N'HOlives there and WHY • Licenses? CUP? ���it·f>t1��imumlegal C·::::cupancy count/range ·;;·lj.;�fh�ra state license is required • Natilie& ·scq)e of criminal actlvilv • Natur��& vioiation� � �-cepe oi code \. 4 Why? • You �can't te!! the PLJYBIS without a program." ThB investigation focus cuts through the the complaJnl and frarnes the particu!Br problem into organized "elements·' fur mvel!:'t!R 1 "1. Homes subject to state licensing I ./2. Legitimate sober living hornes ./3. Homes not sub,ject t�;,;s!c.1te licens ing and :Wh.�£!ioccupants are not within a protected c'7raStt{1:e.,.. disabled}. These are tl:!il problem hornd.'��d·tteyare subjectto local n!gu!ation. Homes Subject to State licensing • Abuse RecovmylTreatment fad!ity (Health & Sa f. Code section 1 '183·1.20--11834.25) • Residential care iad!Hies (Health & Saf. Code section 156!3.3) • .Aijuli recovery o:<:�intenance fat;iii1lf:' 5 I AB 2184 I An�r�r!s Health & S;;."f. C AB 2184 • Elfee!ive January1, 2007 • Clarifies existing law-as !or:g as tt;e local oroinance does nDt treat th0 re-.sidents ot a state-Hcer:sed gmup home or the use of that property 1�ny differently from the Joneses next door or the Smiths across the streel; ttle ordin legitimate Sober Living Home • Not subject !e i(lC>o! zoc;!r:g, business taxation or lfGensing regulations. • Gov. Code section 12955 (FEMA)-· ''It shr:�ll b<:: _ unlawiuL .. {!) lo discrimmate througt; public cr .'.' ::: :.:pri*�t!; land use pract unavailabie.\. •;-. 6 legitimate Sober living Home -cont. • 42 U.S.C. §360'1, et seq. {Fair Housing Amendments Act - FHAA} •4'1 U.S.C. §'!2101, et seq, (Amerir.�ns ..with Disabilities Aet- ADA) .,.�S-Cl:·$.C.Refl�ll:�tlon§§.504 and 7U6(8){C)(m) 1 Act) L _j What is a Legitimate "Sober Living Home"? • Thera is no deflnftion under state or federal law. • At this point, the toc�1i agencies are !aft to deve1op theirown definition compliant with and federal disability disctimination Sober Living Homes • Typically, the use of a sinf!le family residence by a group r;f recovering addicts andior alcoholics choosing to live in a cooperative Hving arrangement and in an a!coholldrug free environment to maintain .,,...;-,.,.,.,,,, and stay clean. 7 Characteristics of Legitimate Sober Living Homes • Democratic, self-governing <;r t1ous0 manager .. Zero tolerance <:f aico!:dklrug use by resident�; Ill< Each resident is in recovery and pmtlcipatmg :n NA or AA progmm � . Af\ <;r NA rn€:etingsorH!ie me p�lrmissibh3 · "��:j�.:�ki;,:nis f8(JaHy de0mect "disabled'' • Nct.�tib!ectto state licensing * No �li)�! 9''··.ser.:ices penr,itted orH;ite : <�� Regw!a�.\��dl)m drug testing '\ ·, ------ AB 724 (Benoit) • Sponsored by the City of Riverside --··------ • Introduced February 22, 2007 • Two-year bill • Passed Assembly 73-1, peild:ng in Senate Committee '·,::: :··, :. ·�· Assembly Bill 724 • The ;nrpose of this sacUon is tD p:·ovide a 8 AB 724- cont .. Rf>i">id<:nt:; of ihe laci!lty, including liv�-in manag AB 724- cont • Owners, managers, op�:rators, �:KI residents do not provide ons!te any of the io!iow!ng s0rvices, as they are defined in par;;�grapn (6) of subdivision {a} of Section 10501 of Tilk 9 of the California Cede ot Re ·---�:.:·::_·-:::_·:. -�). EUue�t:onal wunse:ir.g_. ' ::(c} ··rn,ii'v'lf:ua! or gr:.,�l:�·counseling sessions. rd)<;t::eaitpentor reccv<'lry pi;mning . .. - "·. AB 724- cont .. The numtmr of residents who are Sllbjii 9 AB 724- cont. • O,;vners, man;;:gers, operators, and resicents ensure that the pwperty;;md its use comply·with applicable st21te and local !aw. • A residence hom>ing ihom� purporting to be recoveringfrcrn dn;g and a!c.chol abuse shaH be :·.:· ... presumed to t:.>e a sober living home if tt:e · -..·:.:ro��ncehas been certified. reglst;3red. or aJ:rP:rqveqby ;� recognized nonprofit organization that providee a credible qualitvassurance servic>i·-fw AB 724 - cont. • A sober living home shaH be exernpt from !!censure under Chapter 7.5 {cornrnencing with He�tWl & Sat. Code section 11834.01). , ·�• No1h1ng in this section shal! be construed :.��{q�ohibltminor t::hildren who are · de�nd�ntsof a resident or the facility fromalporesiding in thefucmty. L Flophouse/Boarding House • fFthe open�licn of a slngle famiiy residenc:l as a •!9:-cup home··' is: .. NOTll"-�!l$(1{! by tha JStat&: or "NOr subJimt to nc�msing by thE:! tstlt'business a opemtion. \ 86 Ops.Cai.Atty"Gen. 30 (2003) "A ci\y may pror,Jr.>!t, limit or regulate !he operat:on of a boarding housB or room:ng house business in tl sif!(;le family home loc.aled in a iow density residential (R·i} zone, where boarding house or rooming house is defined as 8 residence , ·. Qr dwelling, other than a r:otei, wherein !hree or -�:JrKlr1t.. ,rooms, with or without individual or gmup COOlQng'·fac1i!ties, are rented !0 individuaLs under separa�.. ren,ta! agreements or leases. either written or ora!, 'Wpeih,er or not an owner, agent or rent: r The investigation, if comttlete, wm determine whether the subject "group home" is a facility subject to state Hcensing; an exempt, legal substitute for "family;" or a -�fttlpr.()usethat can be regulated by otfjJnance. !f you don't know, the inv�:$hgation is incomp,ete. � '·, \ t;tJ'I''l'INti 'flfROlmU 'l'lllt CHAOS OF THE COMPlAINT BF..QlJillES: •MSI�llnU.Nll f.\N INvt�§'l'IGATlON Tl':lUl. •lfNntrn.'i'!'JlNDJNG 'fill\fUfflllti1NT lYPK., OF , :·�··O(;ftJPAN¥:1�">M s-rKrtNJeENSI�l¥ t>ROilPnmu;, ·�$61U�R.U\'lNf� BOUE, P-UttiUm omm 011 lit��-�JN� m�mm ;J.;�lJTIU\ UWSiltf�¥lJIA'ftUNS ;tJ•PJ.Ii-.,.•n�r.1'0 r:...u�uON¥;. •llE\'llto��G··l,L1UWl,>lfN1' IN\'1l$'nt>ifl'HlN ,t,�n , ENFOJlf)E}Jfim'·mo£1lSS •. AND PRO'fOt'OI,. \ 11 The Investigation Tearn • Success requiresa focused, collaborative approach of municipal departments: •CityAttorney •Pelle:� •Fire ·--�. ·'*·•.Crxi:� Enforcement ··... ::·��i:lUding& Safety ,;p:l�miirl'J '•%- ------·--- Investigation Overview • Gather background �nforrr.ation • Parole/Probation compliance check • .Jornt ms.pectlon of the ·'gmup tmme" property • Foiiow·up ;ntervlews " fh��ins}Je<:tion for ccm;:x:ance ' 12 Investigation Tips Look for these conditions {Jsthe claim of a SU-I l.egi:Umntc'r) • Whetherth0 residents are "welcornlng" or "going over th0 f<:7ncs·' upon your arrival • Overcrowding {UHC §503.2 Rcor Ar ea) • Aii resldnnts >:Iff:' recovering from alcoholism or ;jrug abuse �'.::��--:�t:�ouse ru!es"----particu!arly for alcohoi and dn.:g ·... .,. <.'t�itir:-s • l.w��;!pre·acimissk:>n screening questionnaires ("'."fi'l']i·ara·you here?"focus} • Reslde��!rrianageror peer contra! Conditions Cont'd • Membership ln recognlz�;o sober livmg organ:zatl • Uving arrangement agreem0f!ts or ri>ntai contracts • Pr�.sence of afcohol, dru<,s, p<�raphernalia {be �,.. a i$i't to trasi1) -<-.··'1:r$ltk:flow in <�nd ou1 of tiw r$Sidence ',r)&:�ti�:nl�rfyFriday and Sa1urday nigr:ts {most frar.1�to�un�nceof reia;;-se) • Nigi:ttlh)eiia_urs- whendoes house shu! dovm k:r the nl�t1 \ 13 Conditions Cont'd .. Drug t.;.,st!ng Kits (Le., "first Step 5-panei"). a!cohoi !est kits (salhm) • Drugtest !.�On:i� (lf not self tesl, where are tesls aeot for results?) .. Police c.allsfo: service •••6 .•._.'"""" enforcement history Representative Substandard Conditions 14 ------�----- ···�·-- ------,···--··--� ------·�--- /\s is !h£: case wtth vacant t>oattHlps, a lack ofuliiii h2l�< {Wi3ter& power) will not cteteroccupants hnmes" --·-·····------� ------..·�-- 15 16 Be alert to other code violations ... . t L____ �\ �------� ------··�- Until your investigation proves otherwise, the tern1 . ... "Sober Living Home" .:·;:::t$:j�t a self-serving labeL ·- .,.'\ ·· ·. .. : .. :::: :- ' ., . . \ 17 ------·--�- .. 18 ······------ 19 PC 3003.5 • A parolee who is a PC 290 registrant cannot reside with another PC 290 registrant in ANY SiNGLE FAM!L Y RESIDENCE, unless they are related .':<:Q:f Q!Srried, or the residence is a *'·. . ., · .. statfi�li.censed group horne serving six or.>k:}S$ residents. [PC 3003.5; 89 Ops.C�t�/�Jty,Gen. 199 {2006}] Enforcement Overview • Prepare and serve Administrative Civil Penalties (ACP) Notice & Order* • Prepare Hearing packet • Conduct pre-hearing witness review '.-.:Present case at ACP hearing" ····.:..·· ...... "·-:;>._ e"Pr�p?·reJorjudicia! review {i.e., appeai pursti�qt to CCP §1094.6) ...... \\ � or ntt'o-")��pc-C(�iatc.,_ncth;c{ )Xpltx Recommendations • !nv;Jsligil!e "gmup hor.'10' cnrn;Jiaint:; thoroughly " Detem�nr,; a<.omal nalt:re of me t:se and occupanq·o! the p!· ·::::.-�__ Update your z.oning code to cl9fine a !f.?"J!tlrnale "sober ·-<:···· 20 Recommendations - cont & Adopi!enforce an on:linancewhidl regulates parolee homes (e.g., MCUP require-d for 2 ot rnore parolee.:> up to 6. fui! CUP required !or 7 or more parolees), • Tour !egitimale sober l!vlng hornes and engage ... thereginnal sob�r living coali!ions to >3ssist ym; .�:::::in�':.e idet:tificat!on of !eg:Umate homes. •··CprJsider issuance oflegis!atrve subpoem�s (Gt>�;,pi'x,1e§371 04, 13t :;.eq.}for mi evant docum�nts·re: O'Wnership anct occupancv· from n·N....,v ner, ·'t�s��. \� ._., .• lenc<..,:·v ..... l .,t ""'"' al , ":�. '• ' Recommendations - cont Q Pa:1ner wHh '!''Ou�· Dtstri�t .i\tKvney tv ;nvs:.:st�gat�J and prosf.w.�V�f::l tendfrsg YrcHJd asg!Jciated w�th th�� aequisiticr. o! some of these homes. • P��rk1r w�th y-f';};r U.S A�torney Dk;ll�.:t ;<.;;mney 1rJ !nv�1..�Hgate anti prosecute f$X atx:iat�d with the oparation of some of!he se tvJr11!:1$. • Tel\<:>thf, tlmr: to OOU('J!I.te your comw.Jct}ty <:.>n !he lilT�!:; cf ------·········-···------':·::.::>·lll.cily'>< abliity to regula!.;:.ate·iic�n:;ed group homt>S of · ..... :·\;,)�'�"'�""<:> \ r······- Recommendations - cont. "' Partner with Parole to establish a Pollee and Corr(lct.ions (PAC.) ream ln your communily to m ·::.;·4li..Pattner witt1 Parole to es1abHsh a city· or reglona! · ,· 21 Something to Consider. • 97% of inmates in CaHtornla's ptlsons. will be ellgibla for parol�. • Currnnf:y, 60,000 California inmatas. are s.arvlng the fin,'!! 0·3 yaars of thair sent.ences.. • % of thos.a inmata& balng reiaa�d hava a subs.t.1nce abuse problam. • There ern pres.entiy 170.. 000 pamleas. In Ca!i:fomia. ":::.::---70% are re-arres.ted withln :Jyeats otr aleas.a; tha ···-...··'·-til!#l�st r�cidh•h;.m rate in the =untry. ·;··-rl}e$�··offemiersare comtng b=k to our c!tlm and toim.is. are rehabi!tte.tedor not. .w�th�r they • We have tc··�a praparoo to protect our citizans ar.d assist Jn:$!;�lr.successful .. re-entryto o�lr communiU�s. ._ � \ ATTACHMENTS ,.__ Summary of Residential Occupancy Regu!.ations s_ Legislative Counsel Opinion re: Sober Living Homes (6i18i97) �-s�._AB 724 (amend1:ld 5!15!07) ·--�-;:,:_,f:!x�rptsfrom City of Riverside's New ·:z6nJnoCode ..... ""'··.. . \ 22