Transitional Housing/Group Horne Complaint Investigation j>";\ � Our Goals ..tF.Jimination of dangerous am�jor �:r:-safe or suasland.ard rental t:ol,<Sing conditions. /E!irn!nation of m;tsance sr:d/or crimma! activity attendant to these r�nta! properties. 1 <Achieve compliance with Conditional UsE:> Permit f''�I�JJrernan;s where app!!cab!e (e.g., pan;!ee tlo:.ming !' ''b>q1Rtn(:.e). 1 /E�;S��·rbperHe� are brought into comp!iam�e witt: the River�e ·Mur.:cipai Co;je hy t;orrecting ail code violations; � !h.;! e>:rent such enforcement is not otherwise pre��m�tedby slate or federal i<�w. 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<!Cl!ity. · *,..,'�t:.n�i.<r$that tlle Division of Aduit Parole Ol)�l�timJsof CDCR places its parokx1 se.: oliei�:i�fS1Qc.ompHance '<'l�th Perml Cod<:� ! sectvms:y\�3�nd I 3003.5. 1 • Ensure that we distinguish legitimate "sober living t"1omes'' frorn "boarding houses" masquerading as sober living hornes. / Ensw·e proper and appropriate regulation ·'<::.·of.the use and ocr.upancy of singk:·farnHy .. .,_ :l�tal. properties throughout the city in ord�(.to.preser<�e !he residential character of ttie.peighborhood. �-------------·---- The Spin Overvlew: The "typicalx cornp!aint ···�>., ' iJ��O�!ETIIING!!! 2 ,.. I • The owner is Rt:NTING sllllle ROOMS and does not live on the property. .. ____ ____ l The Initial Complaint • Frequently triggen:.l by a p$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�<tlm:;.. :;,.tt\Q'rt S:!$1:�.. �fvit:�J. �n·j mm,"\:lyw'<l>"'U· M�nh:.i�O)$ .:JJZttMlS�t<'d :· }��.hlSt�a�;.. ,>;:� · ..�t�.., .,<lw.:<1!tl ."f'<l ,;o(;;:�l�(::'f-··., G»:'*ftJ}}'';>..fi6. ------ ----------.... ___ thon>��sh�r><:-. 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;<ch L.�::::Jlenson $400 500/monltl . .:... "-- �:... ' · t.··A�ina�vely, th e owner pur,�hase�• m:e o� more hofni>"'> a� <cwrH.>r-ocCt.iP!iXl and then stuffs 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<mc<nthat wii! lead to a ctet1nit!ve analysis and accw·at<�i�lel'l!!:lfi,cationoi the pro���rty·s use \·vh!ch� in . an effective enforcement S<llution [---The "group home" players �yp!:�Uyfall within one of three distinct categories: 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:'<S (SS 992) 5 I AB 2184 I An�r�r!s Health & S;;."f. C<Kie se<.i:ion i566.3(dl .. 1'his sr:;clinn l L! &>'>eli r:o:. b<:l construed \l.l protllbltthe apf>lication tc, a r�sidenH:>I ! !, (;;i:!fl.i fad!it\1of anv iocaiordlnar:c�, th.�i c<:>eis with r:ealtr; and : �fety, builiJ:r.g:st:3!1dBrds, envlronmsr.tai impa<�t a;t<lmJards, or i any othr:r rnr.:ttecwithin the l'"·isdic;ion cfe iocet pubiic tm!ity ;( I � :ne ordinance ��(>&$ not d1$�itt:gutsh r�skJent;�� cat�:1 fac:�W-0s whiGb sePt$ �ix or feWf.if persons fromother farr�lv dwflifin<:$ of !. trre sarne tVI-"'.l in me s;;:rne zon::: �mt! if me orctinai1ce does not tJisBngu�sh · re:s;uents cf the �:�iderital r.are fs:;i{itl�� frorn · ·:::·��t!r�� wht1 r!3�ldt:1 lr} other ferrfity �jweliings q·f tMe same tyoG ""��':.;·tw.��"'�mB zor.�. NotJ?ingtn this $$dlon sha/Jt<t: t":on..:-;.trued to li?nit.JR�'aWJ.J1y of 8 for;<.>lpublic entity to fufiye:nfOrce �1 f:t."Jca! ord;!ih����� ltxJfudfng� 1n.Jtr.ot lirr:ited f(?: tH� lmjJ(Jsittonffn�s of aJ'Ki ntt!�f!.nftttif:l,�-as::;ocFal�d ;v·st� violr::fJons of !()cal ordin;:;n:;iii.'J-·i;;vvel>p·:i by tt:is section. 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<H1Ce is fu!!y enforceable. •·f<.c_ommon perception held by the public, some loC<">I ·· .Q\:f<J��q;en!s, and some c.ourts is thatthe mere r{lid�0'Qf six or fewer, unreh�ted p�;rsons or the operatlol�ofa Hcenset.:l home for six or fewer persom; <;ortu�r!()',i/·bnfsrs a ''King's X" status and makes the property offi':!lmits to !oc;�! regu!alion. That perception iswrong. ' · 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<ce>.,s, ded�;ions, and "'·' -aptr)b<ization$ becaus0 of ... disability .... Dfsmit:r,ih�tion includes, ... zoning taws, uemal of wm ;:'�;'t[lils,... that make housing opportunities 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:·$.C.Refl�ll:�tlon§§.504 and 7U6(8){C)(m) 1 Act) L _j What is a Legitimate "Sober Living Home"? • Thera is no deflnftion under state or federal law. • At this point, the toc�1i agencies are !aft to deve1op theirown definition compliant with and federal disability disctimination Sober Living Homes • Typically, the use of a sinf!le family residence by a group r;f recovering addicts andior alcoholics choosing to live in a cooperative Hving arrangement and in an a!coholldrug free environment to maintain .,,...;-,.,.,.,,,, and stay clean. 7 Characteristics of Legitimate Sober Living Homes • Democratic, self-governing <;r t1ous0 manager .. Zero tolerance <:f aico!:dklrug use by resident�; Ill< Each resident is in recovery and pmtlcipatmg :n NA or AA progmm � . Af\ <;r NA rn€:etingsorH!ie me p�lrmissibh3 · "��:j�.:�ki;,:nis f8(JaHy de0mect "disabled'' • Nct.�tib!ectto state licensing * No �li)�! 9''··.ser.:ices penr,itted orH;ite : <�� Regw!a�.\��dl)m drug testing '\ ·, -------- ------------ AB 724 (Benoit) • Sponsored by the City of Riverside --··-------------- • Introduced February 22, 2007 • Two-year bill • Passed Assembly 73-1, peild:ng in Senate Committee '·,::: :··, :. ·�· Assembly Bill 724 • The ;nrpose of this sacUon is tD p:·ovide a <JNinitior. of a "w.;ber Hvk1g ht.'4'TJ.ff' so as to giv� both those pt,rpori.ing to or,.,r;;te these facilil!r:s <md kxzi code and taw er:forcl.iPJeil\agencies !he abtiity to f..IBt0rmiM> whetiwr resi\.iences housing fcnrnerdrug and a!ct;hr,; a�!Uil$rS are ��;�;,h•m :ocai regulalk;r: '"" exerclso or ioc:;;i poik;.e ! !::�·:.::;�<'$oi:>arliving norr-.e' fl":f:2fl& e r<:.>i!Ki*-<Ni<.l! prcporty that is .. �s a o:J..:;p!3rative Hvk)g arrangemf!r:tto provfoe ···'*'·· �·-oR�at�<1 a'1..§lli,Xi:11Ql and d�r;-frao. en'lironrm.:m for pa:10nns r�r:dv�lt"!if{�f;m!31-::>:::t hol!srrt t)r (.i;�tg eb:;se� Of beth. wt�o seek :i1i�;n�.:f:�nv�rt ..:.nn1t�nt in wtsid"! t<; retna�n c!t:<:n Bnd sober, <::<'•ilhati;;,;:i<:>f�es ali ot the klilo-.vlng 1equlrements: �\ <.:. 8 AB 724- cont .. Rf>i">id<:nt:; of ihe laci!lty, including liv�-in manag<lrs, opemtors, or :;wr:e:s, ;>re i!viflg a i:i<A>erl!!<!slyl!: . .. Rr"'>idt:nt:; . zctivr,;ly . P'\'rtidp:Me in ���itima;e ,,.,_,grams, mcluc:r.g, t:>llt nc:t !>m:l<:><l t::l, A.lco!v..;Hcs Anonymous or Narrn1f:';,� An<.>nl!nmus pr�.Jr:�ms, an<! maintain wrmr:l r6cnrcs of n�et1�1g �tte-ndoo<..:�.