Permanent and Temporary Relocation Program and Process.
Appeals process description.
Permanent Relocation
When a household is determined they may need to be permanently relocated (" displaced") from the property, Interwest will provide permanent relocation services to these displaced households in compliance with the Relocation Plan, Uniform Act and CA Relocation Law. Interwest will perform the following tasks:
Review tenant rent roll and verify household income to determine the number of households that may require permanent relocation and provide report to client.
Personal contact with each displacee to conduct interviews, assess relocation needs, verify income and provide ongoing advisory services.
Inform the displacee of the relocation process, program benefits and provide referrals to other services that may be of assistance.
Provide advisory assistance and referrals to comparable replacement decent, safe and sanitary housing.
Prepare Rental Assistance Calculations and coordinate approvals for Last Resort Housing with the City.
Provide required Relocation Assistance Program ( RAP) notices, as necessary ( i.e. General Information Notice, Notice of Eligibility, 90/ 60 Day Notices, Referrals, etc.).
Meet personally with each displaced household to provide RAP notices and provide advisory services.
Conduct decent, safe and sanitary inspections of replacement dwellings.
Assist the displacee with preparation of necessary claim forms.
Deliver relocation payments to the displace as needed and provide direct payments to prospective landlords to assist with securing replacement rental agreements.
Prepare Fixed Schedule Moving costs or obtain moving estimates for commercial moves minimum of two bids).
Monitor the move, obtain keys and provide a final walk- through inspection of the property to ensure that all personal property has been removed. Obtain a Certificate of Abandonment from the displacee to release any interest in the structure, improvements to realty or property that may not have been relocated.
Coordinate with City to ensure the vacated property is secured in a timely manner.
Maintain and submit completed relocation files on each displacee, including a comprehensive diary, so that the reader will be informed of the displacee' s needs, eligibility and entitlements.
Maintain a customized Interwest program tracking database with all pertinent RAP details, dates and entitlement amounts.
Provide City with status reports, as required, generated from the database.
Collect final supporting documentation, prepare final claim forms and close file. Closed electronic files will be delivered to the City for record retention and audit purposes Note: it is understood that the City has already identified up to 16 households that qualify for emergency relocation services due to current property conditions. These tenants may elect to permanently relocate at their will, before the Relocation Plan is approved, and the project is funded or may temporarily relocate and move back to a designated unit upon completion of repairs.
Temporary Relocation ( if required)
The City may have to make repairs to some units until the Plan is approved and the projects are funded. If the household occupants do not elect the emergency permanent relocation option, they will be required to temporarily relocate (" non -displaced") from the property during the repairs.
In that case, Interwest may assist with providing temporary relocation services to these households in compliance with the Relocation Plan, Uniform Act and CA Relocation Law. Interwest may perform the following tasks, or assist the City as needed:
Determination of Applicable Relocation Laws and Regulations; provide all relocation services in accordance with the Uniform Act, CCR, and other applicable regulatory requirements; facilitate this rehabilitation project by providing diplomatic and persuasive techniques to convey the positive aspects of the project to each resident.
Attend a Kick -Off Meeting with City to develop the following items:
Review project requirements, discuss assigned tasks and schedules Determine milestones for completion of temporary relocation Discuss day- to- day coordination with staff and other relevant stakeholders.
Organize & Conduct Outreach Meetings, and implement the following:
Introduce the presenters
Explain the purpose of the project and anticipated schedule Outline relocation program and benefits
Explain moving and storage process, as well as hotel/ lodging accommodations Answer questions
Request household data and residential questionnaire, as needed Conduct Tenant Interviews
Conduct all family interviews, as necessary, to gather household information in preparation of preparing the temporary relocation program Explain the temporary relocation process, expectations and instructions on how tenants should prepare for their scheduled moves.
Upload all tenant information into Interwest' s Quickbase program. Information will be utilized to determine eligible benefits to tenants, prepare notices and track incidental payments
Tenant Noticing
Generate and issue all required notifications for the project, furnishing a detailed record of this process to City for their records.
Draft a memorandum to tenants advising them of their vacate dates, schedules, housing options and moving coordination efforts.
At project closing, provide City with copies of all notices, receipts, payments, etc.
Additional Relocation Coordination & Advisory Services
Coordinate hotel accommodations, packing, moving, and storage ( third party vendors will be contracted separately for packing, moving, and storage directly by the City). Act as the primary liaison between the awarded moving/ storage vendor, hotel( s), City and all affected residents during the course of the temporary relocation process.
Develop a move schedule and submit to City prior to implementation for review and approval.
If moves occur during a weekend, ensure that a
representative is present at all times
during the move -out period to answer any questions and to relay information to the movers regarding the placement of the resident' s belongings into storage.
Assure that moving company prepares packing inventory, tenant signs and acknowledges list.
During move back, assist tenant locate all items, confirm inventory is complete and all items are in good order, or if a claim may be required.
Assure that moving company resets all large, heavy or awkward furniture pieces and places boxes according to location in unit.
Follow up with tenants to assist with final issues, moving claims, etc Interwest follows a structured process related to issuing written notices to tenants impacted by a relocation project and subject to temporary relocation. We recommend implementing the following notices and reports:
Y Notice 1: General Informational Notice (" GIN") & Notice of the Outreach Meeting A written notice will be issued to each of the households impacted by the project. This important notice will provide a brief explanation of the project, an introduction to Interwest and a date and time for the mandatory outreach meeting. It will also encourage tenants to contact the designated Interwest agent listed on the notice early in the process to discuss their needs in order to best accommodate their household.
Y Notice 2: Notice of Eligibility (" NOE")
Based on the information obtained during the interview, as well as parameters approved by City, Interwest will issue an important notice referred to as the Notice of Entitlement. This notice will include a reference to the information previously distributed and an itemization of the process and accommodations being followed throughout the program. The NOE will also advise households of the displacement ( temporary vs permanent) status. Specific information will include but may not be limited to the following: schedule, vacation date, hotel accommodations or replacement housing referrals, monetary benefits, moving company services and details, any additional relocation benefits approved under hardship circumstances ( i.e. transportation, pet boarding, special needs, etc.), and move - in details.
Notice 3: Household Instruction Notices
In addition to the Relocation Assistance Program required notices, Interwest understands each household has their own lives to deal with and can forget important details regarding the program, the schedule, their benefits, etc. Therefore, we have developed a 2 -week notice that is delivered to the temporary relocation occupants that reminds them of their specific household benefits, their hotel accommodations and reservation number, and other pertinent information. Then, one week before their move, we deliver a checklist with moving/ packing instructions, additional hotel information and their reservation information.
Reporting: Project Status Report
Interwest will set up an electronic system to provide the appropriate information related to issuing notices, correspondence with the displacee and expense receipts for each household, along with scheduled dates of all pertinent activities. This information can be processed through Interwest' sQuickBase system and is available on a real- time basis to the appropriate HDP representatives in a customizable report format.
EXHIBIT " B"
SCHEDULE OF SERVICES
TO BE DETERMINED BETWEEN CITY AND CONSULTANT.
B -I
55414. 00000132996936. 2
EXHIBIT " C"
COMPENSATION
STAFFING AND COST SCHEDULE
ROLE 8 HOURLY RATES Rate/ Hr
Sr. Project Manager
Senior Relocation Agent
Relocation Agent
200
135
115
Preparation of Relocation Plan ( Fiat Fee)
PeananentRelocation fee Schedule ( Case Rotes)
44 Cases ($ 4, 500/ case)
Temporary Relocation Fee Schedule ( Case Rates)
1 - 10 Cases ($ 2, 500/ case)
1_- 20 Cases ($ 2,50/ case) (est. 16 cases for proposal) 21+ 30 Cases x$2, 000/ case)
31 Cases ($ 1. 750/ case)
OtherDb. clChar es ODC' s - Posta • e. Miles • , Production Costs 2. 500 6, 500
198, 000
36, 00t)
TOTAL SCOPE OF SERVICES 5243. 000
Notes:
1. The totol amount of relocation cases required and applicable case rates will be determined upon dvectlon from City. Temporary relocation services may be adjusted to reduce costs based on actual need for scope of services.
2. OOC' s with relocation services includng. mileage. postage. production costs will be krvoiced al cost actually incurred.
C -I
55414 00000132996936. 2
INTERWEST CONSULTING GROUP, INC.
PROPERTY SPECIALISTS, INC.
Omnibus Written Consent of Directors Without a Meeting
October 11, 2022
Pursuant to Section 7- 108- 202 of the Colorado Corporations and Associations Act, Section 603 of the Corporations Code ofCalifornia and the Bylaws of each of Interwest Consulting Group, Inc., a Colorado corporation (" Interwest"), and Property Specialists, Inc., a California corporation (" Property", and together with Interwest, the " Companies"), the undersigned, being all of the directors of each of the Companies, hereby consent in writing by this Omnibus Written Consent of Directors Without a Meeting this " Consent') to the adoption of the following resolutions:
Removal of Officer
RESOLVED, that Warren Kent Jorgensen is hereby removed as Vice President of Real Estate and Broker of Record of the Companies.
Appointment of Officer
RESOLVED, that James Staudinger is hereby duly appointed as Vice President of Real Estate and Broker of Record of each ofthe Companies, to serve until such individual' ssuccessor is duly appointed and qualified or until the earlier of such individual' sresignation, removal or death;
FURTHER RESOLVED, that, for the avoidance of doubt, the current officers of Interwest are as follows:
Name Tide
Christopher Giordano Chief Executive Officer
Paul Meschino President
JeffJohnson Chief Financial Officer
Loren J. Schlachet Vice President
Elizabeth Burke Vice President and Secretary
Daniel J. Haynes Vice President and Treasurer
James Staudinger Vice President of Real Estate and Broker of Record Michelle Aiken Assistant Secretary
David Kniff Assistant Secretary
Ali Sadre Managing Engineer
Theron Roschen Managing Engineer
Nicole Jules Managing Engineer
Stuart McKibben • Managing Engineer
Jon Crawford Managing Engineer and Surveyor,
Craig Bradshaw Managing Surveyor
FURTHER RESOLVED, that; for the avoidance of doubt, the current officers of Property are as follows:
Name Title
Christopher Giordano Chief Executive Officer
NAI- 1533500928v1
oti St
Ort wC
Paul Meschino President.
JeffJohnson Chief Financial Officer
Loren J. Schlachet Vice President
Elizabeth Burke Vice President and Secretary
Daniel J. Haynes Vice President and Treasurer
James Staudinger Vice President of Real Estate and Broker of' Record Michelle Aiken Assistant Secretary
David Kniff Assistant Secretary
General
RESOLVED, that any and all actions heretofore or hereafter taken by the officers of the Companies ( the " Authorized Officers"), or any of them, within the foregoing resolutions, be and each of them is hereby ratified, confirmed and approved; and FURTHER RESOLVED, that the Authorized Officers be, and each of them hereby is, authorized, empowered and directed to execute and deliver such additional agreements, instruments and documents, and to take or cause to be taken such other actions, as such Authorized Officers or any such Authorized Officer may deem necessary, advisable or appropriate to implement the purposes and intent of the foregoing resolutions; each such agreement, instrument and document to be in such form and to contain such terms and conditions, consistent with the foregoing resolutions, as such Authorized Officers or any such Authorized Officer executing the same may approve, the execution and delivery of any such agreement, instrument or document by any such Authorized Officers or any such Authorized Officer or the taking of such action to be conclusive evidence of such authorization and approval.
Signature Page Fallowsj
NAI- 153350092av1 2
This Consent may be executed in separate counterparts, each of which shall constitute an original and all of which together shall form a single instrument. Delivery of an executed signature page to this Consent by facsimile or other electronic transmission ( including in Adobe PDF format) will be effective as delivery of a manually executed counterpart to this Consent. This Consent shall be effective as of the date first set forth above when executed by all ofthe directors of each ofthe Companies in the places designated for their signatures below.
Upon execution of this Consent, the undersignedhereby direct that this Consent be filed in each Company' s
minute book.
Elizabeth ke
SIA3l/
Christopher- thttda
Michaele. McCurdie
Bradley J. undt
i4tZ
Loren J. Sch sachet
NAt- 153350093RvI
A o® CERTIFICATE OF LIABILITY INSURANCE
DATE( MD/ 2D2sm
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER( S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
IMPORTANT: If the certificate holder Is an ADDITIONAL INSURED, the policy( ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder In lieu of such endorsement( s).
PRODUCER
McGriff Insurance Services LLC
1200 weston road
2nd floor
weston FL 33326
CONTANAME: CT
Lauren Mayer
PHONE FAX
fuc No Fat). 954- 385- 6022 ( A/ c, No): 866-02- 8684
ADDRESS: lauren. mayer@mcgriff. com
INSURER( S) AFFORDINGCOVERAGE NAIC#
INSURER A: Berkshire Hathaway Homestate Ins Co 20044
INSURED 132SAFEBLLC
444Int4rwest Consulting Group
N Cleveland Ave;
Loveland CO 80538
INSURERB: Great American E&S Insurance Company 29459
INSURERC: Everest Indemnity Insurance Company 10851
INSURER D: Everest Premier Insurance Company 16045
INSURER E: Bridgeway Insurance Company . 12489
INSURER F: Lexington Insurance Company 19437
COVERAGES CERTIFICATE NUMBER: 151819904 REVISION NUMBER:
THIS 15 TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
ILTR TYPE OF INSURANCE IND SWVD POLICY NUMBER MM/ UOYIYYYY) MM/ DDNYYY Y) LIMITS C X COMMERCIAL GENERAL LIABILITY Y Y CF3GL00415231 10/ 32023 10/ 3/ 2024 EACH OCCURRENCE 1. 000,00 DAMAGE
CLAIMS - MADE OCCUR PREM SESO( EaeNTEDoccu occurrence) 5300, 00 X
10, 000 MED EXP (Any one person) 10. 000
PERSONAL 8 ADV INJURY 1, 000.00
GENT. GENERAL AGGREGATE 2, 000,00
X
AGGREGATE
POLICY
OTHER:
LIMIT APPLIES
JEoPER:
PRODUCTS- COMP/ OPAGG 2, 000,00
D AUTOMOBILE
X
X
LIABILITY
ANY AUTO
OWNED
AUTOS ONLY
HIRED
AUTOS ONLY
X
SCHEDULED
AUTOS
NON -OWNED
AUTOS ONLY
Y Y CF3CA00337231 10/ 32023 10/ 3/ 2024 COMBINEccident) DSINGLE LIMIT Ea a
1, 000,00
BODILY INJURY ( Per person)
BODILY INJURY (Par accident) 5
PROPERTY DAMAGE
Per accident) 5
Excess per occ/ egg 1, 000,00
E
X
UMBRELLA LIAB
EXCESS LIAB
X OCCUR
CLAIMS - MADE
Y Y BEA7XL000207902
011170903
10/ 3/ 2023
10/ 3/ 2023
10/ 3/ 2024
10/ 3/ 2024
EACH OCCURRENCE 510, 00,00
AGGREGATE 10, 000,00
OED X RETENT ON$ n
A WORKERS COMPENSATION
AND EMPLOYERS' LIABILITY
MFFCEOFEIMETOFVPAETNEFUEXECUTIVE
Mandatory In NH)
If ye , describe under
DESCRIPTION OF OPERATIONS below
yNN NIA
Y SAWC458304 5/ 12/ 2023 5/ 12/ 2024 X STATUTE ERH
E. L. EACH ACCIDENT 1, 000.00
E. L. DISEASE - EA EMPLOYEE 1, 000.00
E. L. DISEASE - POLICY LIMIT 1, 000.00
B Professional Uabi( dy TER5070488 10/ 3/ 2023 10/ 3/ 2024 Each Clbm/ Aggregate 10, 000,00 DED $ 100, 00
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES ( ACORD 101, Additional Remarks Schedule, may be attached Ifmor space Is required) City of Stanton, its officials, officers, employees, agents and volunteers are additional Insureds with respects to general and automobile Dab lily, with a written con ract. Waiver of Subrogation applies for general and automobile liability and workers compensation in favor of he additional Insured, with a written contract.
Coverage is primary and non- contributory in favor of the additional insured. Notice of Cancellation is 30 days, except 10 days for non- payment.
CERTIFICATE HOLDER CANCELLATION
City of Stanton
7800 Katelia Avenue
Attn: Hannah Shin- Heydorn, City Manager
Stanton CA 90680
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.
AUTHORIZED
4. A, 1
flouttth
ACORD 25 ( 2016103)
1988- 2015 ACORD CORPORATION. All rights reserved.
The ACORD name and logo are registered marks of ACORD
POLICY NUMBER: CF3GL00415231 COMMERCIAL GENERAL LIABILITY CG 02 24 10 93
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
EARLIER NOTICE OF CANCELLATION
PROVIDED BY US
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE. PART
LIQUOR LIABILITY COVERAGE PART
POLLUTION LIABILITY COVERAGE PART
PRODUCTS/ COMPLETED OPERATIONS LIABILITY COVERAGE PART
SCHEDULE
Number of Days' Notice 30
If no entry appears above, information required to complete this Schedule will be shown in the Declarations as applicable to this endorsement.)
For any statutorily permitted reason other than nonpayment of premium, the number of days required for notice of cancellation, as provided in paragraph 2. of either the CANCELLATION Common Policy Condition or as amended by an applicable state cancellation endorsement, is increased to the number of days shown in the Schedule above.
CG 02 24 10 93 Copyright, Insurance Services Office, Inc., 1992 Page 1 of 1 D
INSURED COPY
COMMERCIAL GENERAL LIABILITY
CG 20 01 12 19
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
PRIMARY AND NONCONTRIBUTORY -
OTHER INSURANCE CONDITION
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE PART
LIQUOR LIABILITY COVERAGE PART
PRODUCTS/ COMPLETED OPERATIONS, LIABILITY COVERAGE PART The following is added to the Other Insurance
Condition and supersedes any provision to the
contrary:
Primary And Noncontributory Insurance
This insurance is primary to and will not seek
contribution from any other insuranceavailable to
an additional insured under your policy provided
that:
1) The additional insured is a Named Insured
under such other insurance; and
CG 20 01 12 19
2) You have agreed in writing in a contract or
agreement that this insurance would be
primary and would not seek contribution
from any other insurance available to the
additional insured.
1 Insurance Services Office, Inc., 2018 Page 1 of 1
INSURED COPY
POLICY NUMBER: CF3GL00415231 COMMERCIAL GENERAL LIABILITY CG 20 10 04 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
ADDITIONAL INSURED - OWNERS,. LESSEES OR
CONTRACTORS - SCHEDULED PERSON OR
ORGANIZATION
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE PART
SCHEDULE
Name Of Additional Insured Person( s)
Or Organization( s) Location( s) Of Covered Operations
ANY PERSON OR ORGANIZATION THAT ENTERED
INTO A WRITTEN CONTRACT WITH THE NAMED
INSURED REQUIRING SUCH PERSON( S) OR
ORGANIZATION( S) TO BE NAMED AS AN ADDITIONAL
INSURED
PERFORMANCE
WITH RESPECT
OF OPERATIONS
TO THE
AT
NAMED
ANY
INSURED' S
LOCATION
ON BEHALF OF SUCH PERSON( S) OR
ORGANIZATION( S).
A. Section II — Who Is An Insured is amended to include as an additional insured the person( s) or organization( s) shown in the Schedule, but only with respect to liability for "bodily injury", "property damage" or personal and advertising injury" caused, in whole or in part, by:
1. Your acts or omissions; or
2. The acts or omissions of those acting on your behalf; in the performance of your ongoing operations for the additional insured( s) at the location( s) designated above.
However:
1. The insurance afforded to such additional insured only applies to the extent permitted by law; and
2. If coverage provided to the additional insured is required by a contract or agreement, the insurance afforded to such additional insured will not be broader than that which you are required by the contract or agreement to provide for such additional insured.
CG 20 10 04 13 Insurance Services Office, Inc., 2012 Page 1 of 4
AGENT COPY
B. With respect to the insurance afforded to these additional insureds, the following additional exclusions apply:
This insurance does not apply to." bodily injury" or "property. damage" occurring after:
1. All work, including materials, parts or equipment furnished in connection with such work, on the project other than service, maintenance or repairs) to be performed by or on behalf of the additional insured( s) at the location of the covered operations has been completed; or
2. That portion of " your work" out of which the injury or damage arises has been put to its intended use by any person or organization other than another contractor or subcontractor engaged in performing operations for a principal as a part of the same project.
AGENT COPY
POLICY NUMBER: CF3GL00415231 COMMERCIAL GENERAL LIABILITY CG 20 37 12 19
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
ADDITIONAL INSURED - OWNERS, LESSEES OR
CONTRACTORS - COMPLETED OPERATIONS
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE PART
PRODUCTS/ COMPLETED OPERATIONS LIABILITY COVERAGE PART
SCHEDULE
Name Of Additional Insured Person( s)
Or Organization( s) Location And Description Of Completed Operations As required by written contract.
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
A. Section II — Who Is An Insured is amended to
include as an additional insured the person( s) or
organization( s) shown in the Schedule, but only
with respect to liability for " bodily injury" or
property damage" caused, in whole or in part, by
your work" at the location designated and
described in the Schedule of this endorsement
performed for that additional insured and included
in the " products -completed operations hazard".
However:
1. The insurance afforded to such additional
insured only applies to the extent permitted by
law; and
2. If coverage provided to the additional insured is
required by a contract or agreement, the
insurance afforded to such additional insured
will not be broader than that which you are
required by the contract or agreement to
provide for such additional insured.
B. With respect to the insurance afforded to these
additional insureds, the following is added to
Section III — Limits Of Insurance:
If coverage provided to the additional insured is
required by a contract or agreement, the most we
will pay on behalf of the additional insured is the
amount of insurance:
1. Required by the contract or agreement; or
2. Available under the applicable limits of
insurance;
whichever is less.
This endorsement shall not increase, the
applicable limits of insurance.
CG 20 37 12 19 Insurance Services Office, Inc., 2018 Page 1 of 1
COMMERCIAL AUTO
ECA 24 509 04 14
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
PRIMARY AND NONCONTRIBUTORY -
OTHER INSURANCE CONDITION - BLANKET
This endorsement modifies insurance provided under the following:
BUSINESS AUTO COVERAGE PART
Paragraph c. of the Other Insurance General
Condition is replaced by the following:
c. Regardless of the provisions of Paragraph a.
above, this Coverage Form' s
Liability Coverage is
primary' and we will not seek contribution from any
other insurance for any liability assumed under an
insured contract" that requires liability to be
assumed on a primary noncontributory basis.
Additionally, only the coverage and limit of
insurance requirements of the " insured contract"
shall apply, and in no event shall those
requirements exceed the coverage and limits., of
insurance provided under this policy.
f
ECA 24 509 04 14 Copyright, Everest Reinsurance Company, 2014 Includes copyrighted material of Insurance Services Office, Inc., used with its permission
INSURED COPT'
POLICY NUMBER: CF3CA00337231 COMMERCIAL AUTO
CA 04 2211 20
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
EARLIER NOTICE OF CANCELLATION PROVIDED BY US
This endorsement modifies insurance provided under the following:
AUTO DEALERS COVERAGE FORM
BUSINESS AUTO COVERAGE FORM
MOTOR CARRIER COVERAGE FORM
With respect to coverage provided by this endorsement, the provisions of the Coverage Form apply unless modified by this endorsement.
Named Insured: SAFEBUILT, LLC
Endorsement Effective Date: 10/ 03/ 2023
SCHEDULE
Number Of Days' Notice:
30 Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
For any statutorily permitted reason other than
nonpayment of premium, the number of days required
for notice of cancellation, as provided in Paragraph 2. of either the Cancellation Common Policy Condition
or as amended by an applicable state' cancellation
endorsement, is increased to the number of days
shown in the Schedule above.
CA 04 2211 20 Insurance Services Office, Inc., 2019 Page 1 of 1
INSURED COPY
COMMERCIAL AUTO
ECA 24 503 02 14
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
WAIVER OF TRANSFER OF RIGHTS OF RECOVERY
AGAINST OTHERS TO US
This endorsement modifies insurance provided under the following:
AUTO DEALERS COVERAGE FORM
BUSINESS AUTO COVERAGE FORM
MOTOR CARRIER COVERAGE FORM
SCHEDULE
Name of Person or Organization:
ALL PERSONS OR ORGANIZATIONS AS REQUIRED BY WRITTEN CONTRACT WITH THE NAMED INSURED. THE WRITTEN CONTRACT MUST BE SIGNED PRIOR TO THE DATE OF THE "ACCIDENT".
If no entry appears above, information required to complete this endorsement will be shown in the Declarations as applicable to this endorsement.)
The TRANSFER OF RIGHTS OF RECOVERY AGAINST OTHERS TO US Condition is amended by the addition of the following:
We waive any right of recovery we may have against the person or organization shown in the Schedule above because of payments we make for an " accident" or " loss", provided that you are required under a written agreement to waive your rights of recovery. The written agreement must be made prior to the date of the accident" or " loss". This waiver applies only to the person or organization shown in the Schedule above. f
ECA 24 503 02 14 Copyright, Everest Reinsurance Company, 2014 Includes copyrighted material of Insurance Services Office, Inc., used with its permission.
AGENT COPY
POLICY NUMBER: CF3CA00337231 COMMERCIALAUTO
CA20481013
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
DESIGNATED INSURED FOR
COVERED AUTOS LIABILITY COVERAGE
This endorsement modifies insurance provided under the following:
AUTO DEALERS COVERAGE FORM
BUSINESS AUTO COVERAGE FORM
MOTOR CARRIER COVERAGE FORM
With respect to coverage provided by this endorsement, the provisions of the Coverage Form apply unless modified by this endorsement.
Thisendorsement identifies person( s) or organization( s) who are "insureds" for Covered Autos Liability Coverage under the who Is An Insured provision of the Coverage Form. This endorsement does not alter coverage provided in the Coverage Form.
This endorsement changes the policy effective on the inception date of the policy unless another date is indicated below.
Named Insured:
Endorsement Effective Date:
SCHEDULE
Name Of Person( s) Or Organization( s):
ALL PERSONS OR ORGANIZATIONS AS REQUIRED BY WRITTEN CONTRACT WITH THE NAMED INSURED. THE WRITTEN CONTRACT MUST BE SIGNED PRIOR TO THE DATE OF THE " ACCIDENT".
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
Each person or organization shown in the Schedule is
an " insured" for Covered Autos Liability Coverage, but only to the extent that person or organization qualifies as an " insured" under the who Is An Insured
provision contained in Paragraph A1. of Section 11 —
Covered Autos Liability Coverage in the Business
Auto and Motor Carrier Coverage Forms and
Paragraph D. 2. of Section 1 — Covered Autos
Coverages of the Auto Dealers Coverage Form.
CA20481013 Insurance Services Office, Inc., 2011 Page 1 of 1
AGENT CGPY
WORKERS COMPENSATION AND EMPLOYERS LIABILITY INSURANCE POLICY WC990410C Ed. 01- 19)
WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT - CALIFORNIA
BLANKET BASIS
We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. ( This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.) The additional premium for this endorsement shall be calculated by applying a factor of 2% to the total manual premium, with a minimum initial charge of $350, then applying all other pricing factors for the policy to this calculated charge to derive the final cost of this endorsement.
This agreement shall not operate directly or indirectly to benefit anyone not named in the Schedule.
Schedule
Blanket Waiver
Person/ Organization Blanket Waiver — Any person or organization for whom the Named Insured has agreed by written, contract to furnish this waiver.
Job Description
All CA Operations
Waiver Premium ( prior to adjustments)
4705. 00
This endorsement changes the policy to which it is attached and is effective on the date issued unless otherwise stated.
The information below is required only when thls endorsement Is Issued subsequent to preparation of the policy.) r
1 Endorsement Effective: 05/ 12/ 2023 PolicyNo.: SAWC458304 Endorsement No.:
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Insurance Company: Berkshire Hathaway Homestate Ins Co
Countersigned by
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CITY OF STANTON
REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: May 12, 2026
SUBJECT: AB 2561 – VACANCY, RECRUITMENT, AND RETENTION EFFORTS REPORT IN BRIEF:
This report provides an update on position vacancies as of May 1, 2026, and outlines current recruitment and retention efforts in compliance with Assembly Bill (AB) 2561 – Local Public Employees; Vacant positions.
RECOMMENDED ACTION
1. City Council declare that this project is exempt from the California Environmental Quality Act (“CEQA”) under Section 15378(b)(2) – continuing administrative or maintenance activities, such as purchases for supplies, personnel-related actions, general policy or procedure making; and
2. Open and conduct the public hearing and receive public input; and
3. Receive and file this report.
BACKGROUND:
California State Assembly Bill (AB) 2561 was approved on September 22, 2024, and added §3502.3 to the Government Code. AB 2561 became effective on January 1, 2025, and was enacted to standardize reporting on job vacancies, recruitment, and retention efforts across public agencies. Its purpose is to enhance transparency and provide a framework for assessing and addressing staffing levels.
Pursuant to AB 2561, public agencies are required to present an annual update on vacancy status and related recruitment and retention efforts at a public hearing before their governing board, prior to final budget adoption. The presentation must also identify potential policy or procedural barriers to hiring and allow employee organizations to provide input.
Item: 10A
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ANALYSIS/JUSTIFICATION:
AB2561 imposes three key requirements on local agencies:
1. At least once each fiscal year, an agency’s governing board must hold a public hearing and receive the agency’s report on the status of vacancies and recruitment and retention efforts.
2. During the hearing, the agency must identify any necessary changes to policies, procedures, and recruitment activities that may lead to hiring obstacles.
3. The agency must allow the recognized employee organization for a bargaining unit to make a presentation at the hearing. (Note: This requirement does not apply to the City, as there are no bargaining units.)
Per the Fiscal Year 2025-26 adopted budget, the City Council approved a total of 58.94 full-time equivalent (FTE) positions, including 48 full-time and 25 part-time positions. As of May 1, 2026, 2.44 FTE positions are vacant, representing an overall vacancy rate of approximately 4.14%.
The City has one (1) vacancy among its 48 full-time positions: Senior Accountant. Among the 25 part-time positions, three (3) are vacant: Intern, Parking Control/Code Enforcement Specialist, and Outreach Coordinator.
During this fiscal year, the City successfully undertook several recruitments including onboarding the following positions:
Full-Time Positions Part-Time Positions
Marketing Assistant (1) Recreation Leader (9)
Community Services Coordinator (1)
Planning Technician (1)
Senior Administrative Clerk (1)
Sr. Public Works Inspector (1)
Facilities Maintenance Worker (1)
Accounting Technician (1)
Accountant (1)
Recruitment for one of the four vacant positions is scheduled to begin next week.
AB2561 also requires agencies to identify any necessary changes to policies, procedures, or recruitment activities that may create hiring obstacles. At this time, staff has not identified any such barriers. The City continues to take proactive steps to support recruitment and retention, including updates to the Personnel Rules in 2025, salary adjustments through the budget process, alternative work schedules via the City’s Flexible Workplace program, and employee recognition and appreciation initiatives.
The City’s recruitment strategies adhere to established government hiring practices and compliance requirements. Job openings are posted on the City’s website and GovernmentJobs.com to ensure transparency and accessibility. Depending on the position and target applicant pool, the City also utilizes industry-specific job boards and professional associations to attract qualified candidates.
In addition, the City offers interest cards that notify potential applicants when the City initiates an interest recruitment. Human Resources collaborates with the Community Services Department’s Public Information Office division to enhance social media outreach and broaden applicant engagement.
Staff will continue to utilize modern and efficient recruitment practices to fill vacancies and will regularly evaluate processes to identify opportunities for improvement.
FISCAL IMPACT:
There is no fiscal impact associated with this report.
ENVIRONMENTAL IMPACT:
This item is not subject to California Environmental Quality Act (“CEQA”) pursuant to Section 15378(b)(2) – continuing administrative or maintenance activities, such as purchases for supplies, personnel-related actions, general policy or procedure making.
LEGAL REVIEW:
None.
PUBLIC NOTIFICATION:
Public notification provided through the regular agenda process.
STRATEGIC GOAL:
Goal 5. Maintain and promote a responsive, high-quality and transparent government.
Prepared by: Cynthia Guzman, Human Resources Manager
Approved by: Hannah Shin-Heydorn, City Manager
ORDINANCE NO. 1172
PAGE 1 OF 6
ORDINANCE NO. 1172
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA ADDING CHAPTER 1.15 TO THE STANTON MUNICIPAL CODE CODIFYING THE
OFFICIAL TREE, FLOWER, AND FLAG OF THE CITY OF STANTON AND FINDING
THE ORDINANCE TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
WHEREAS, the City of Stanton, California (“City”) is a municipal corporation, duly organized under the California Constitution and laws of the State of California, authorized under its police powers to make and enforce within its limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws; and WHEREAS, on October 5, 1959, the Stanton City Council (“City Council”) designated the Jacaranda tree as the official City tree, and the Bird of Paradise as the official City flower, each upon the recommendation of the Stanton Women’s Civic Club; and WHEREAS, at its January 24, 1989 City Council meeting, the City was presented with a flag incorporating the official City logo and colors, and at its February 14, 1989 meeting, the City Council unanimously adopted the City flag; and WHEREAS, although the City’s official tree, flower, and flag have been historically recognized, none have been formally codified in the Stanton Municipal Code; and WHEREAS, at the January 13, 2026 City Council meeting, Council Member Warren requested that the codification of the City’s flag and the creation of a historical reference for its design be agendized for discussion; and
WHEREAS, at its January 27, 2026 meeting, the City Council reached consensus to prepare a staff report and an ordinance codifying the City’s official tree, flower, and flag; and
WHEREAS, codifying the City’s official symbols will promote a sense of history, identity, and place within the community and further the City’s goals related to civic pride and beautification.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1: Recitals. The recitals set forth above are true and correct and are hereby adopted as findings in support of this Ordinance as if fully set forth herein.
SECTION 2: CEQA. This Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to the State CEQA Guidelines, as it is not a “project” and has no potential to result in a direct or reasonably foreseeable indirect physical change to the environment. (14 Cal. Code Regs. § 15378(a).) Furthermore, this Ordinance is exempt from CEQA as there is no possibility that this Ordinance or its implementation would have a significant negative effect on the environment. (14 Cal.
Item: 11A
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ORDINANCE NO. 1172
PAGE 2 OF 6
Code Regs. § 15061(b)(3).) The City Clerk shall cause a Notice of Exemption to be filed in accordance with State CEQA Guidelines.
SECTION 3: Code Amendment. Chapter 1.15 is hereby added to Title 1 of the Stanton Municipal Code to read as follows:
“Chapter 1.15 Official City Symbols
1.15.010 Purpose and Intent
1.15.020 Official City Tree
1.15.030 Official City Flower
1.15.040 Official City Flag
1.15.010 Purpose and Intent
The purpose of this chapter is to formally recognize and codify the official symbols of the City of Stanton, including the City tree, flower, and flag, in order to preserve the City’s history, promote civic pride, and enhance the community’s identity and aesthetic character.
1.15.020 Official City Tree
The official tree of the City of Stanton is hereby designated as the Jacaranda tree (Jacaranda Mimosifolia), as originally designated on October 5, 1959.
The Jacaranda tree is a deciduous, subtropical tree, renowned for its vibrant, lavender-blue tubular flowers that bloom in large clusters. Native to South America—specifically Argentina, Bolivia, and Brazil—these trees feature light-green, fern-like bipinnate foliage.
ORDINANCE NO. 1172
PAGE 3 OF 6
1.15.030 Official City Flower
The official flower of the City of Stanton is hereby designated as the Bird of Paradise (Strelitzia Reginae), as originally designated on October 5, 1959.
The Bird of Paradise is a striking, tropical, evergreen plant native to South Africa, renowned for its exotic flowers that resemble the head of a crane or bird in flight. It features vibrant orange and deep blue, beak-like blossoms perched on tall stalks, surrounded by leathery, banana-like leaves.
1.15.040 Official City Flag
A. Description.
The City flag shall consist of a field incorporating the official colors of the City, upon which is prominently displayed the official City logo. The design reflects the City’s identity, history, and civic character. The proportions, color specifications, and layout shall be as maintained in the official records of the City Clerk.
B. Depiction.
The flag shall be horizontally oriented and rectangular in shape, and designed for pole-mounted display. The City seal shall be reproduced on both sides of the flag in accordance with the City’s adopted design standards. The City seal shall be centered on a plain background having the color HEX F3EBDB. The standard size of the official flag shall be three feet in width and five feet in length. City seal shall have a diameter of 30 ORDINANCE NO. 1172
PAGE 4 OF 6
inches. Any reproduction in other than standard size shall maintain the same proportions as the standard size.
An official rendering of the City flag, including its design, proportions, and color specifications, shall be maintained on file in the Office of the City Clerk and is incorporated herein by this reference as though fully set forth.
Official City Flag Front:
Official City Flag Back:
ORDINANCE NO. 1172
PAGE 5 OF 6
C. Custodian and Use
The City Clerk is the custodian of the City’s official flag. Because the official City flag incorporates and displays the City seal, the use of the official City flag shall be subject to the same restrictions, limitations, and approval requirements applicable to the use of the City seal as set forth in this Code.
It is unlawful for any person, corporation, organization, or entity, other than City personnel, to knowingly or willfully use, or cause the use of, a copy or replica of the official flag of the City without prior approval of the City Council. Any reproduction in other than standard size shall maintain the same proportions as the standard size.”
SECTION 4: Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable.
The City Council of the City of Stanton hereby declares that it would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
SECTION 5: Effective Date. This Ordinance shall become effective thirty (30) days following its adoption.
SECTION 6: Posting or Publication. The City Clerk shall certify to the adoption of this Ordinance. Not later than fifteen (15) days following the passage of this Ordinance, the Ordinance, or a summary thereof, along with the names of the City Council members voting for and against the Ordinance, shall be published or posted in accordance with the law.
PASSED, APPROVED, AND ADOPTED this 12th day of May, 2026.
DAVID J. SHAWVER, MAYOR
ATTEST:
PATRICIA A. VAZQUEZ, CITY CLERK
ORDINANCE NO. 1172
PAGE 6 OF 6
APPROVED AS TO FORM:
HONGDAO NGUYEN, CITY ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF STANTON )
I, Patricia A. Vazquez, City Clerk of the City of Stanton, California, do hereby certify that the foregoing Ordinance No. 1172 was introduced at a regular meeting of the City Council of the City of Stanton, California, held on the 28th day of April, 2026, and was duly adopted at a regular meeting of the City Council held on the 12th day of May, 2026, by the following roll-call vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
PATRICIA A. VAZQUEZ, CITY CLERK
1 CITY OF STANTON
REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: May 12, 2026
SUBJECT: URGENCY ORDINANCE ADOPTING PROPOSED CHAPTER 20.250 OF
THE STANTON MUNICIPAL CODE ALLOWING GROUP HOMES FOR
THE BENEFIT OF THE DISABLED AND CORRESPONDING
AMENDMENTS TO TITLE 20 OF THE STANTON MUNICIPAL CODE
REPORT IN BRIEF:
Orange County has seen a significant increase in the number of residential homes being utilized as alcohol and drug recovery facilities for large numbers of individuals (“recovery homes”). Recovery homes might provide services that require licensure by the State (as “alcoholism or drug abuse recovery or treatment facilities”), or they might not (referred to here as “sober-living homes”). Recovery homes are considered residential facilities, or “group homes,” for the disabled, which are protected under state and federal law. Certain group homes that provide medical and mental health care and supervision are also regulated by the State; however, group homes that do not provide such care to their residents are largely unregulated.
The State has recognized the need to prevent overconcentration of residential facilities that impairs the integrity of residential neighborhoods and leads to the institutionalization of such neighborhoods, which undermines the benefits of deinstitutionalization.
The City desires to protect group homes for the disabled and ensure that benefits of deinstitutionalization for such communities are not impeded by overcrowding and the proliferation of group homes. The City’s current regulations do not adequately address the current and immediate threat to the public health, safety, or welfare based on the overconcentration of residential facilities. The proposed regulations will preserve the characteristics of residential neighborhoods, provide opportunities for the disabled to reside in a residential zone that is enjoyed by the non-disabled, and provide a broader range of housing opportunities to the disabled.
Item: 12A
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2 RECOMMENDED ACTION:
1. City Council determine that, pursuant to the California Environmental Quality Act (CEQA), the project is exempt from CEQA pursuant to sections 15060(c)(2), 15060(c)(3), 15378, and 15061(b)(3) of the CEQA Guidelines; and
2. Adopt Urgency Ordinance No. 1173, entitled:
“AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
STANTON ALLOWING GROUP HOMES FOR THE BENEFIT OF THE
DISABLED; AND FINDING THE ACTION TO BE EXEMPT FROM THE CEQA UNDER STATE CEQA GUIDELINES §§ 15060(c)(2)-(3); 15378;
15061(b)(3).”
BACKGROUND:
Anti-Discrimination Protections for the Disabled
Under the California Constitution, Article XI, Section 7, the City has been granted broad police powers to preserve the residential character of residential neighborhoods, which powers have been recognized by both the California Supreme Court and United States Supreme Court. The Supreme Court has noted, “It is within the power of the legislature to determine that the community should be beautiful as well as healthy, spacious as well as clean, well-balanced as well as carefully patrolled.”1 Courts have held that cities have the right to regulate both the number of people who may reside in a residence and the manner in which the residence is used as long as such regulations do not unfairly discriminate or impair an individual’s rights of privacy and association.
2 Additionally, the Federal Fair Housing Act Amendments of 1988 (“FHAA”) and the California Fair Employment Housing Act (“FEHA”) prohibit enforcement of zoning ordinances that would on their face or otherwise have the effect of discriminating against equal housing opportunities for the disabled.
A core purpose of the FHAA, FEHA, and California’s Lanterman Developmental Disabilities Services Act (“Lanterman Act”) is to provide a broader range of housing opportunities to the disabled; to free the disabled, to the extent possible, from institutional style living; and to ensure that disabled persons have the opportunity to live in residential surroundings and use and enjoy a dwelling in a manner similar to the way a dwelling is enjoyed by the non-disabled. To fulfill this core purpose, the FHAA and FEHA require that the City grant an exception to its zoning ordinances if the exception is both 1 Berman v. Parker (1954) 348 U.S. 26, 33.
2 See, e.g., City of Santa Barbara v. Adamson (1980) 27 Cal.3d 123, 131–34; Ewing v. City of Carmel-ByThe-Sea (1991) 234 Cal.App.3d 1579, 1595–98. 3 reasonable and necessary to accommodate a person’s legal disability to afford the disabled person an equal opportunity to use and enjoy a dwelling.
Recovering alcoholics and drug addicts, who are not currently using alcohol or drugs, are considered disabled under both the FHAA and FEHA. The purpose of recovery homes is to provide a comfortable living environment for persons with drug or alcohol addictions in which they remain clean and sober and can participate in a recovery program in a residential, community environment, and so that they have the opportunity to reside in the neighborhood of their choice. The proposed Urgency Ordinance and the balance of the City’s zoning would provide a benefit to group homes by allowing these facilities to locate in residential neighborhoods, whereas a similarly situated and functioning home with nondisabled tenants would be defined and prohibited as a boardinghouse.
City of Costa Mesa Group Home Ordinance
The City of Costa Mesa has successfully established a precedent for the regulation of group homes and recovery facilities through its municipal ordinances, which include requirements for special or conditional use permits and a 650-foot separation distance.
These regulations faced significant legal scrutiny under the FHAA and the Americans with Disabilities Act (ADA), with challenges alleging discrimination against individuals with disabilities. However, the United States Court of Appeals for the Ninth Circuit, in The Ohio House, LLC v. City of Costa Mesa, ultimately affirmed Costa Mesa's ordinances. This ruling confirms that local jurisdictions may implement such regulations if they demonstrably benefit individuals with disabilities by fostering appropriate living environments, rather than solely imposing restrictions, and are not based on discriminatory intent. This outcome provides a critical framework and legal support for the City as it proceeds with the proposed ordinance modeled after Costa Mesa's approach to regulate group homes and recovery facilities within its residential neighborhoods.
ANALYSIS/JUSTIFICATION:
The City’s ability to limit the impacts of group homes on the community are regulated by state and federal legislation. However, the City has the ability to regulate (subject to some state and federal limitations) unlicensed group homes of any occupancy and licensed group homes that care for seven or more individuals. The City additionally has the ability to regulate group homes if such regulations demonstrably benefit individuals with disabilities by fostering appropriate living environments, rather than solely imposing restrictions, and are not based on discriminatory intent.
The Urgency Ordinance defines boardinghouses and group homes, including residential care facilities and sober-living homes. Group homes would be specifically defined as supportive living environments for persons considered disabled under state or federal law. Boardinghouses would be defined as a residence or dwelling (other than a hotel or motel) where rooms are rented under separate rental agreements. The Urgency Ordinance would clarify that boardinghouses are prohibited in the City by making the prohibition express (as opposed to being prohibited by omission from allowed uses in the Code). And the Urgency Ordinance would allow group homes, which would otherwise be 4 prohibited as boardinghouses, to benefit the disabled. This provides clarity across the City’s definitions and regulations of “boardinghouses” versus “group homes.” The Urgency Ordinance would require unlicensed group homes with six or fewer occupants and group homes with seven or more occupants to obtain a newly established streamlined administrative group home permit. Group homes would be permitted administratively across all zoning districts where residential uses are permitted as a primary use of property, aligning with the intent of state and federal law to provide equal opportunity and resources to disabled individuals. Whereas, again, boardinghouses for the general public are prohibited in all zoning districts.
The City’s goal in enacting this Urgency Ordinance is to preserve the residential characteristics of residential neighborhoods for the benefit of the disabled by providing opportunities for the disabled to reside in residential zones that are enjoyed by the nondisabled.
If adopted by a four-fifths vote of the Council, the Urgency Ordinance takes effect immediately, and will provide an amortization period of 12 months to allow existing group homes to come into compliance. Staff will also very soon present these same amendments to the Planning Commission for its recommendation and then bring them again to the City Council for re-adoption through a non-urgency ordinance.
FISCAL IMPACT:
None.
ENVIRONMENTAL IMPACT:
Adoption of this urgency ordinance does not qualify as a "project" subject to CEQA because this urgency ordinance will not result in a direct or reasonably foreseeable indirect physical change in the environment. (State CEQA Guidelines, § 15060(c)(2)-(3), 15378.) Notably, this urgency ordinance serves to create regulations and an administrative process for group homes. This urgency ordinance will not result in any construction or any other physical change to the environment. Thus, this urgency ordinance will not result in direct or reasonably foreseeable indirect physical changes in the environment and is not a "project" within the meaning of CEQA.
In the alternative, if this urgency ordinance is a project subject to CEQA, the project is categorically exempt under the California Environmental Quality Act (“CEQA”), Section 15061(b)(3) (“common sense exemption”) CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. Specifically, and as noted above, this urgency ordinance will not result in any construction or any other physical change to the environment because it involves creating regulations and an administrative process for group homes. Thus, there is no possibility that this urgency ordinance would have a significant effect on the environment.
5 LEGAL REVIEW:
The City Attorney’s Office prepared this report.
PUBLIC NOTIFICATION:
Notifications and advertisement were performed as prescribed by law.
STRATEGIC GOAL:
Goal 5. Maintain and promote a responsive, high-quality and transparent government.
Prepared by: HongDao Nguyen, City Attorney
Reviewed by: Crystal Landavazo, Community & Economic Development Director Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:
A. Proposed Urgency Ordinance No. 1173
URGENCY ORDINANCE NO. 1173
PAGE 1 OF 18
URGENCY ORDINANCE NO. 1173
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, ALLOWING GROUP HOMES FOR THE BENEFIT OF THE DISABLED;
AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) UNDER STATE CEQA GUIDELINES § 15061(B)(3)
WHEREAS, the City of Stanton, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, Under the California Constitution, Article XI, Section 7, the City has been granted broad police powers to preserve the residential character of residential neighborhoods, which powers have been recognized by both the California Supreme Court and United States Supreme Court, the latter of which has stated that, “It is within the power of the legislature to determine that the community should be beautiful as well as healthy, spacious as well as clean, well-balanced as well as carefully patrolled” (Berman v. Parker (1954) 348 U.S. 26, 33); and
WHEREAS, courts have held that cities have the right to regulate both the number of people who may reside in a residence and the manner in which the residence is used as long as such regulations do not unfairly discriminate or impair an individual’s rights of privacy and association (see, e.g., City of Santa Barbara v. Adamson (1980) 27 Cal.3d 123, 131–34; Ewing v. City of Carmel-By-The-Sea (1991) 234 Cal.App.3d 1579, 1595– 98); and
WHEREAS, the Federal Fair Housing Act Amendments of 1988 (“FHAA”) and the California Fair Employment Housing Act (“FEHA”) prohibit enforcement of zoning ordinances that would on their face or otherwise have the effect of discriminating against equal housing opportunities for the disabled; and
WHEREAS, a core purpose of the FHAA, FEHA , and California’s Lanterman Developmental Disabilities Services Act (“Lanterman Act”) is to provide a broader range of housing opportunities to the disabled; to free the disabled, to the extent possible, from institutional style living; and to ensure that disabled persons have the opportunity to live in residential surroundings and use and enjoy a dwelling in a manner similar to the way a dwelling is enjoyed by the non-disabled; and
WHEREAS, to fulfill this core purpose, the FHAA and FEHA require that the City grant an exception to its zoning ordinances if the exception is both reasonable and necessary to accommodate a person’s legal disability to afford the disabled person an equal opportunity to use and enjoy a dwelling; and
Attachment: A
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URGENCY ORDINANCE NO. 1173
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WHEREAS, several state laws require the City to treat state licensed residential care facilities serving six or fewer as a residential use, such that it is permitted in residential zoning districts (see, e.g., Health and Safety Code, §§ 1267.8, 1566.3, 1568.0831, and 11834.23) A report conducted by the 2022–2023 Grand Jury for the County of Orange found that the resulting deinstitutionalization of group living arrangements for the disabled has had a positive effect upon the disabled1; and
WHEREAS, the City’s goal in enacting this Ordinance is to preserve the residential characteristics of residential neighborhoods, to provide opportunities for the disabled to reside in residential zones that are enjoyed by the non-disabled; and WHEREAS, Over the past several years the region has seen a significant increase in the number of residential homes being utilized as alcohol and drug recovery facilities for large numbers of individuals (“recovery homes”). Recovery homes might provide services that require licensure by the State (as “alcoholism or drug abuse recovery or treatment facilities”), or they might not (defined as “sober-living homes” below); and WHEREAS, the increase appears to be driven in part by the Substance Abuse and Crime Prevention Act of 2000 adopted by California voters, which provides that specified firsttime drug and alcohol offenders are to be afforded the opportunity to receive substance abuse treatment rather than incarceration; and
WHEREAS, the Affordable Care Act has also significantly expanded the availability of health care coverage for substance abuse treatment; and WHEREAS, the region has seen a sharp increase of recovery homes, which has generated community outcry and complaints including, but not limited to overcrowding, inordinate amounts of second-hand smoke, and noise; and the clustering of recovery facilities in close proximity to each other creating near neighborhoods of recovery homes (see Ohio House LLC v. City of Costa Mesa (9th Cir. 2024) 122 F.4th 1097, 1127); and WHEREAS, this increase in recovery homes has become a rising concern for cities statewide as local officials are in some cases being bombarded with complaints from residents about the proliferation of recovery homes; conferences drawing local officials from around the state are being held discussing what to do about challenges associated with recovery homes; and the appropriate regulation of recovery homes has been the topic of several League of California Cities meetings; and WHEREAS, the state Legislature has recognized the need to prevent overconcentration of residential facilities that impairs the integrity of residential neighborhoods and leads to the institutionalization of such neighborhoods, which undermines the benefits of deinstitutionalization (Cal. Health & Saf. Code §§ 1520.5 & 1267.9). To that end, state law allows applications for new residential facility licenses to be denied if the facility’s location is near an existing residential facility, thereby resulting in overconcentration; and 1 “Welcome to the Neighborhood: Are cities responsibly managing the integration of group homes?”, County of Orange Grand Jury Investigation, 2022-2023, https://www.ocgrandjury.org/sites/jury/files/2023- 06/Welcome_to_the_Neighborhood-Are_cities_responsibly_managing_the_integration_of_group_homes.pdf.” URGENCY ORDINANCE NO. 1173
PAGE 3 OF 18
WHEREAS, overconcentration of other group homes for the disabled, including recovery homes, impairs the integrity of residential neighborhoods and undermines the benefits of deinstitutionalization. The number of recovery homes in the region is rapidly increasing, leading to an overconcentration of recovery homes in many cities; and WHEREAS, the purpose of recovery homes is to provide a comfortable living environment for persons with drug or alcohol addictions in which they remain clean and sober and can participate in a recovery program in a residential, community environment, and so that they have the opportunity to reside in the neighborhood of their choice; and WHEREAS, recovering alcoholics and drug addicts, who are not currently using alcohol or drugs, are considered disabled under both the FHAA and FEHA; and WHEREAS, this Ordinance and the balance of the City’s zoning provide a benefit to group homes by allowing these facilities to locate in residential neighborhoods, whereas a similarly situated and functioning home with non-disabled tenants would be defined and prohibited as a boardinghouse; and
WHEREAS, group homes (including recovery homes) typically do not function as a single housekeeping unit for the following reasons: (1) they house transient populations (programs are generally about 90 days and, a 2005 UCLA study found that 65–70 percent of recovering addicts leave even earlier2); (2) the residents generally have no established ties to each other when they move in and typically do not mingle with other neighbors; (3) neighbors generally do not know those who reside in the home, nor do the residents know the neighbors; (4) the residents have little to no say about who lives or doesn’t live in the home; (5) the residents do not generally share expenses; (6) the residents are often responsible for their own food, laundry and phone; (7) when residents disobey house rules they are often just kicked out of the house; (8) the residents generally do not share the same acquaintances; and (9) residents often pay significantly above-market rate rents. The lack of single-housekeeping-unit characteristics contributes to institutional living conditions; and
WHEREAS, the size and makeup of the households in group homes, even those allowed as a matter of right under the Code, can create institutional living conditions because they tend to be larger than average single housekeeping units, creating impacts on water, sewer, roads, parking and other City services that are far greater than the average household, in that the average number of persons per California household is 2.86.3 A recovery facility allowed as a matter of right can house six residents plus a resident manager, which is more than twice the average California household size; and 2 Deberry and Ballinger, Group Homes in the Neighborhood, Western City Magazine, September 1, 2006. 3 United States Census Bureau, 2019-2023, https://www.census.gov/quickfacts/fact/table/CA/HSD310223.
URGENCY ORDINANCE NO. 1173
PAGE 4 OF 18
WHEREAS, all individuals residing in a recovery facility are generally over the age of 18, while the average household in the United States has just 1.96 individuals over the age of 18 according to federal census data4; and
WHEREAS, because of their transient populations and above-average numbers of adults residing in a single home, group homes (including recovery facilities) present impacts to residential neighborhoods not typically associated with more traditional single-family uses, which contributes to the institutionalization of residential neighborhoods and residential care environments, which in turn reduces the benefits of residential environments for disabled residents in group living arrangements. These impacts include:
the housing of large numbers of unrelated adult who may or may not be supervised; excessive noise and outdoor smoking, which interferes with the use and enjoyment of residential neighborhoods; little to no interaction with the neighborhood; irresponsible operators with a history of opening facilities in complete disregard of the Code and with little disregard for impacts to the residential environment; disproportional impacts from the average dwelling unit to nearly all City services including sewer, water, parks, libraries, transportation infrastructure, fire and police; a history of congregating in the same general area; and
WHEREAS, among other things, this Ordinance establishes a 650-foot distance requirement between group homes, which provides many opportunities for the operation of group homes within the City and still results in preferential treatment for group homes that serve non-disabled individuals in a similar living situation (i.e., in boardinghouses for the general public) which cannot operate in residential zones; and WHEREAS, housing inordinately large numbers of unrelated adults in a single-residence or congregating group homes in close proximity to each other does not provide the disabled with an opportunity to “live in typical residential surroundings,” but rather subjects them to living environments that resemble the types of institutional living that the FEHA and FHAA were designed to provide relief from for the disabled, and which no reasonable person could contend provides a life in a residential surrounding (see Ohio House LLC v.
City of Costa Mesa (9th Cir. 2024) 122 F.4th 1097, 1127); and WHEREAS, notwithstanding the above, the City Council recognizes that, when operated responsibly, group homes (including recovery homes) provide a societal benefit by providing the disabled the opportunity to live in residential neighborhoods, as well as providing recovery programs for individuals attempting to overcome their drug and alcohol addictions. Providing greater access to residential zones for group homes, including recovery homes, than for boardinghouses provides a benefit to the City and its residents; and
WHEREAS, without sufficient, appropriate regulation, there is no way to ensure that the individuals entering into a group home are disabled individuals and entitled to the protections under local and state law; that a group home is operated professionally to 4 United States Census Bureau, Table AVG 1. “Average Number of People per Household, by Race and Hispanic Origin, Marital Status, Age, and Education of Householder: 2023,” https://www.census.gov/data/tables/2023/demo/families/cps-2023.html.
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minimize impacts to the character of residential neighborhoods; and that the secondary impacts which cause the institutionalization of group homes due to concentration of both group homes in a neighborhood and large numbers of unrelated adults residing in a single facility in a single home are lessened; and
WHEREAS, in addition to group homes locating in residential neighborhoods, other statelicensed residential care facilities are also taking up residence in residential neighborhoods; and
WHEREAS, the purpose of group homes for the disabled is to provide the disabled an equal opportunity to comfortably reside in residential neighborhoods of their choice; and WHEREAS, the City Council finds that this Urgency Ordinance is necessary for the immediate preservation of the public health, safety, and welfare pursuant to Government Code section 36937(b), based on the following:
A. The City is experiencing a rapid and ongoing increase in group homes and recovery facilities.
B. Current regulations do not adequately prevent overconcentration or mitigate impacts.
C. Additional facilities may establish without adequate oversight.
D. Existing clustering is causing overcrowding, noise, parking, and service impacts.
E. Overcrowding creates fire and life-safety risks.
F. Clustering undermines integration of disabled residents.
G. Without immediate action, conditions will worsen before a regular ordinance can take effect.
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1: Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.
SECTION 2: CEQA. The City Council finds that adoption of this ordinance is not subject to the California Environmental Quality Act ("CEQA") for the following reasons:
(1) Adoption of this ordinance does not qualify as a "project" subject to CEQA because this ordinance will not result in a direct or reasonably foreseeable URGENCY ORDINANCE NO. 1173
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indirect physical change in the environment. (State CEQA Guidelines, § 15060(c)(2)-(3), 15378.) Notably, this ordinance serves to create regulations and an administrative process for group homes. This ordinance will not result in any construction or any other physical change to the environment. Thus, this ordinance will not result in direct or reasonably foreseeable indirect physical changes in the environment and is not a "project" within the meaning of CEQA.
(2) In the alternative, if this ordinance is a project subject to CEQA, this ordinance is exempt from environmental review. For the same reasons this ordinance does not qualify as a "project," this ordinance falls within the "common sense" exemption because "it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment." (State CEQA Guidelines, § 15061(b)(3).) Specifically, and as noted above, this ordinance will not result in any construction or any other physical change to the environment because it involves creating regulations and an administrative process for group homes. Thus, there is no possibility that this ordinance would have a significant effect on the environment. As a result, this ordinance is not subject to CEQA.
SECTION 3: General Plan. Based on the entire record before the City Council, including all written and oral evidence presented, the City Council hereby finds that the adoption of this Ordinance is consistent with the City’s General Plan. Specifically:
(1) Strategy LU-1.1.2: Ensure adjacent land uses are compatible with one another. This strategy proposes implementation of the overarching LU-1:
Balanced Land Use issue which states the General Plan intends to provide a balance of residential, commercial, industrial, educational, service, and recreational needs to ensure a strong and viable community. The Ordinance introduces clear definitions and standards to ensure that residential characteristics are preserved in order to allow opportunities for the disabled to reside in residential zones that are enjoyed by the non-disabled. (2) Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services. The ordinance introduces provisions to standardize and facilitate the establishment of boarding houses in residential zones. The Ordinance focuses on ensuring that residential neighborhood characteristics are maintained and that various housing opportunities are available for the disabled.
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(3) Goal LU-6.1: Ensure compliance with the city’s land use code to improve the overall character of Stanton’s neighborhoods. The proposed ordinance seeks to preserve the residential characteristics of residential neighborhoods to provide opportunities for the disabled to reside in the same residential neighborhoods that are enjoyed by the non-disabled.
SECTION 4: Code Amendment - Repeals. The following provisions of the Code are hereby repealed and replaced with “[Reserved]”:
20.400.290 Residential Care Facilities
20.400.310 Residential Care Facilities for the Elderly
SECTION 5: Code Amendment – Repeals. The following provisions of the Code are hereby repealed:
(1) The following definitions in Title 20, Article 7:
(a) Boarding or Rooming House
(b) Fair Housing Laws
(c) Group Home (Land Use)
(d) Residential Care (Land Use)
(e) Single Housekeeping Unit
(2) The following entries in Table 2-2, in section 20.210.020:
(a) Group Home
(b) Residential Care Home – 6 or fewer
(c) Residential Care Home – 7 or more
(d) Residential Care Facility for the Elderly - 6 or fewer (e) Residential Care Facility for the Elderly - 7 or more (f) Supportive Housing
(g) Transitional Housing
(3) The following entries in Table 2-11, in section 20.230.040:
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(a) Residential Care Home – Small (up to 6)
(b) Residential Care Facility for the Elderly
(c) Supportive Housing
(d) Transitional Housing
(4) The following entries in Table 3-6, in section 20.320.030:
(a) Boarding House
(b) Residential Care Home (up to 6)
(c) Residential Care Facility for the Elderly
(d) Supportive Housing
(e) Transitional Housing
SECTION 6: Code Amendment. The following provisions of the Code are hereby amended as follows:
(1) Subsection C of section 20.210.010 is hereby amended to remove the last sentence, starting with “Quasi-residential uses …”
(2) Subsection D of section 20.210.010 is hereby amended to remove the sentence starting with “Quasi-residential uses …”
(3) The last sentence of the first paragraph of the definition of Dwelling Unit (Land Use) in Title 20, Article 7, is hereby amended to read as follows:
“Does not include hotels/motels ("Lodging Facilities") or garages.” SECTION 7: Code Amendment. The following provisions of the Code are hereby added:
(4) The following entry in Table 2-2, under “Residential Uses,” in section
20.210.020:
Group Home. See Chapter 20.250.
(5) The following entry in Table 2-11, under “Residential Uses,” in section
20.230.040:
Group Home. See Chapter 20.250.
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SECTION 8: Code Amendment – Group Homes. Chapter 20.250 (Group Homes) is hereby added to Title 20 Zoning of the Stanton Municipal Code to read as follows:
“CHAPTER 20.250 - GROUP HOMES.
20.250.10 Purpose. This section is intended to preserve the residential character of residential neighborhoods, avoid institutionalization of the disabled, and further the purposes of the California Fair Employment and Housing Act, the Federal Fair Housing Act Amendments of 1988, and the California Lanterman Developmental Disabilities Services Act by, among other things: (1) prohibiting boardinghouses within the City; (2) allowing group homes in the City, subject to streamlined administrative approval; (3) limiting the secondary boardinghouse-like impacts of group homes by reducing noise and traffic, preserving safety and providing adequate on street parking; (4) providing opportunities afforded to non-disabled individuals to use and enjoy a dwelling unit in a residential neighborhood; and (5) providing comfortable residential living environments that will enhance the opportunity for the disabled and for recovering addicts to be successful in their programs.
20.250.20 Definitions. The terms below have the following meaning for purpose of this Code.
Boardinghouse means a residence or dwelling, other than a hotel or motel, wherein rooms are rented under multiple separate written or oral rental agreements, leases or subleases or combination thereof, whether or not the owner, agent or rental manager resides within the residence.
Disabled is more specifically defined under the fair housing laws, a person who has a physical or mental impairment that limits one or more major life activities, a person who is regarded as having that type of impairment, or a person who has a record of that type of impairment, not including current, illegal use of a controlled substance.
Fair housing laws means the Federal Fair Housing Act Amendments of 1988, the Americans with Disabilities Act, and the California Fair Employment and Housing Act, as each statute may be amended from time to time, and each statute’s implementing regulations.
Group home means a facility that is being used as a supportive living environment for persons who are considered disabled under state or federal law. A group home operated by a single operator or service provider (whether licensed or unlicensed) constitutes a single facility, whether the facility occupies one or more dwelling units. Group homes include residential care facilities and sober-living homes but do not include any dwelling that operates as a single housekeeping unit.
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Household means all the people occupying a dwelling unit, and includes people who live in different units governed by the same operator.
Integral facilities means any combination of two or more group homes, regardless of whether they are located on the same or contiguous parcels of land, that are under the control and management of the same owner, operator, management company or licensee or any affiliate of any of them, and that are integrated components of one operation.
Integral facilities are considered one facility for purposes of applying federal, state, and local laws to its use and operation. Examples of such integral facilities include, but are not limited to, the provision of housing in one facility and recovery programming, treatment, meals, or any other service or services to program participants in another facility or facilities or by assigning staff or a consultant or consultants to provide services to the same program participants in more than one licensed or unlicensed facility.
Integral uses means any two or more residential care programs that are administered by the same owner, operator, management company or licensee, or any affiliate of any of them, in a manner in which participants in two different care programs participate simultaneously in any commonly administered care or recovery activity. Any such integral use will be considered one use for purposes of applying federal, state, and local laws to its operation.
Operator means a company, business or individual that provides residential services, e.g., the placement of individuals in a residence, setting of house rules, or governing behavior of the residents as residents. Operator does not include a property owner or property manager who exclusively handles real-estate contracting or property management and leasing of the property as a whole, and who does not otherwise meet the definition of operator.
Residential care facility means a residential facility licensed by the state where care, services, or treatment is provided to persons living in a supportive community residential setting. Residential care facilities include, but are not limited to, the following: An intermediate care facility/developmentally disabled-habilitative or an intermediate care facility/developmentally disabled-nursing, as defined by California Health and Safety Code Section 1250; a congregate living health facility, as defined by California Health and Safety Code Section 1250; a community care facility, as defined by California Health and Safety Code Section 1502; a residential care facility for the elderly, as defined by California Health and Safety Code Section 1569.2; a residential care facility for persons with chronic life-threatening illness, as defined by California Health and Safety Code Section 1568.01; an alcoholism or drug abuse recovery or treatment facility, as defined by California Health and Safety Code Section 11834.02; a pediatric day health and respite care facility, as defined by California Health and Safety Code Section 1760.2; or a family care home, foster home, or group home serving persons with mental health disorders or URGENCY ORDINANCE NO. 1173
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other disabilities or dependent and neglected children under California Welfare and Institutions Code Section 5116. A residential care facility is a type of group home.
Single housekeeping unit means that use of a dwelling unit in a way that satisfies each of the following criteria:
A. The residents have established ties and familiarity and interact with each other.
B. Membership in the single housekeeping unit is fairly stable as opposed to transient or temporary.
C. Residents share meals, household activities, expenses, or responsibilities.
D. All adult residents have chosen to jointly occupy the entire premises of the dwelling unit and they each have access to all common areas.
E. If the dwelling unit is rented, each adult resident is named on and is a party to a single written lease that gives each resident joint use and responsibility for the premises.
F. Membership of the household is determined by the residents not by a landlord, property manager or other third party.
G. The residential activities of the household are conducted on a nonprofit basis.
H. Residents generally do not have separate entrances or separate secured food-storage facilities such as cabinets or refrigerators.
I. The household is strictly resident-run; there is no care or supervision provided by a third-party or a paid resident manager at the dwelling unit or on the property.
Sober-living home means a group home for persons who are recovering from a drug or alcohol addiction and who are considered disabled under state or federal law, where no service is offered that requires a state license and where the occupants do not use the property as a single-housekeeping unit. The term sober living home therefore does not include residential care facilities or single housekeeping units.
20.250.30 Exemption. When required by state or federal law, a group home operating as a residential care facility serving six or fewer persons is:
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(1) Exempt from this section, except that such facilities must comply with subsection 20.250.050(C)(10) below; and
(2) Considered a residential use of property and a single family for purposes of Title 20 of this Code.
20.250.040 Boardinghouses Prohibited. Notwithstanding any other provision of this Code, the establishment or operation of a boardinghouse is a prohibited use in all zoning districts.
20.250.50 Group Homes – Streamlined Administrative Approval. (A) Administrative Permit Required. Unless exempt under section
20.250.020, no group home may be established or operated in the City without a permit issued in accordance with this section. (B) Allowable Zones. A group home with a permit issued in accordance with this section may be established and operated in any zoning district where residential uses are permitted as a primary use of property.
(C) Operational and Development Standards. An application for an group home permit is subject to streamlined administrative review and will be approved if it satisfies each of the following requirements:
(1) Property Owner Consent. No group home may be
established or operated on a lot without written approval from the owner of the lot.
(2) Separation. No group home may be established or operated on any lot that is within 650 feet, as measured from the closest property lines, from another group home.
(3) Maximum Occupancy. No more than two residents may
reside in each bedroom, not including the room or apartment designated for an on-site house manager.
(4) On-Site House Manager. The group home must have a
house manager who resides at the group home or any
multiple of persons acting as a house manager who are
present at the group home on a 24-hour basis, seven days a week, and who are responsible for the day-to-day operation of the group home.
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(5) Accessory Dwelling Unit. No group home may be located in an accessory dwelling unit or junior accessory dwelling unit unless the primary dwelling unit is used for the same purpose. (6) Management Plan. Each group home must have a Cityapproved property management plan for the facility that addresses each of the following: on-site management,
maximum occupancy, quiet hours and permitted guest
visitation hours and procedures (including a prohibition on guests under the influence of any drug or alcohol), loitering, littering, disturbing the peace, nuisance reduction, trash collection, smoking, resident pick-up and drop-off procedures, discharge, and a good neighbor policy, including protocols that will be followed if a neighbor complaint is received. City approval is required for any modifications to the plan. (7) Emergency and Security Plan. Each group home must have a City-approved emergency and security plan that addresses each of the following: security and management contact
information, authority and responsibility of security staff, a map of the property, and overview of the property's security features, security feature testing schedule, overnight parking policies and vehicle violation abatement procedures,
emergency medical response protocols, emergency law
enforcement response protocols, and daytime and nighttime security monitoring procedures. City approval is required for any modifications to the plan.
(8) Parking. Each garage and driveway space associated with dwelling unit or units on the property must be available for the parking of vehicles. Residents and the house manager may each only store or park a single vehicle on the property or on any street within 500 feet of the property. Vehicles must be operable and currently used as a primary form of
transportation for a resident or house manager of the group home.
(9) Integral Uses and Facilities. Integral group home facilities are not permitted. Each applicant must declare, under penalty of perjury, that the group home does not operate as an integral use or facility.
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(10) Penal Code. In accordance with Penal Code Section
3003.5(c), the number of group-home residents subject to the sex offender registration requirements of Penal Code Section 290 may not exceed one resident in any group home or violate the distance provisions provided in Penal Code Section 3003. (11) Supplemental Sober-living Home Requirements. In
addition to the requirements provided in subsections
20.250.050(C)(1)–(10) above, a group home operating as a sober-living home is subject to the following:
(a) Each resident, other than the house manager, must be actively participating in a certified or licensed recovery program, which may include, but is not limited to,
Alcoholics Anonymous or Narcotics Anonymous, and
the sober-living home operator must maintain current
records of meeting attendance. Under the sober-living
home’s management plan, refusal to actively
participate in such a program must be cause for
eviction.
(b) The sober-living home’s management plan must
prohibit the use of any alcohol or any non-prescription drugs at the sober-living home or by any recovering
addict either on or off site. The sober-living home must also have a written policy regarding the possession,
use and storage of prescription medications. The
facility cannot dispense medications but must make
them available to the residents. The possession or use
of prescription medications is prohibited except for the person to whom they are prescribed, and in the
amounts or dosages prescribed. These rules and
regulations must be posted on site in a common area
inside the dwelling unit. Any violation of this rule must be cause for eviction under the sober-living home’s
rules for residency and the violator cannot be readmitted for at least 90 days. Any second violation of this rule will result in permanent eviction. Alternatively, the sober-living home must have provisions in place to
remove the violator from contact with the other
residents until the violation is resolved.
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(D) Streamlined Administrative Application Review.
(1) Application. The Director will develop and adopt a
standardized group-home permit application. Each grouphome permit application must be submitted using the City’s application.
(2) Administrative Review. The Director or the Director’s designee will review and process group-home applications administratively, without discretionary review or a hearing.
The Director will notify an applicant whether the application is complete within 30 days. The Director will render a decision on the application within 60 days of when the application was determined to be complete.
(E) Revocation.
(1) Revocation. A group-home permit may be revoked when the application contained incorrect, false or misleading
information, the operator violates this section, the operator violates the management plan or the emergency security
plan, or if three or more Code violations occur at the property within a 30 day period.
(2) Meet and Confer. Before revoking a group-home permit, the City will meet and confer with the operator to resolve any of the issues identified in subsection 20.250.050(E)(1) above. (3) Notice; Appeal. The operator will be notified of any revocation by first-class mail with return receipt requested.
The operator may appeal the revocation to a hearing officer in accordance with this Code.
(F) Existing Group Homes.
(1) Permit Required. The operator of an existing group home must apply for a group-home permit within 90 days of the effective date of this section.
(2) Deadline; Grace Period. Any group home that is in existence upon the effective date of this section will have one year from the effective date of this section to comply with its provisions.
Any existing group home obligated by a written lease
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exceeding one year from the effective date of the section, or whose activity involves investment of money in leasehold or improvements such that a longer period is necessary to
prevent undue financial hardship, is eligible for an up to one additional year grace period with Director approval.
20.250.060 Conflict. If this section conflicts with any other provision of this Code, this section prevails.
20.250.070 Severability. Should any subsection, clause, or provision of this section for any reason be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality does not affect the validity or constitutionality of the remaining portions of this section. The City Council hereby expressly declares that this ordinance and each section, subsection, sentence, clause and phrase hereof would have been prepared, proposed, approved and ratified irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.”
SECTION 9: Code Amendment – Standards for Specific Land Uses. Section
20.400.280 (Group Homes) is hereby added to Title 20 Zoning, Article 4 Standards for Specific Land Uses, of the Stanton Municipal Code to read as follows:
20.400.380 Transitional and Supportive Housing.
(A) Definitions.
(1) Transitional Housing. As defined by California Government Code Section 65582.
(2) Supportive Housing. As defined by California Government Code Section 65650.
(B) Transitional Housing. In accordance with Government Code Section 65583(c)(3), transitional housing is considered a residential use of property and is subject to those restrictions that apply to other residential dwellings of the same type in the same zone. (C) Supportive Housing.
(1) Generally. In accordance with Government Code Section 65583(c)(3), supportive housing is considered a residential use of property and is subject to those restrictions that apply URGENCY ORDINANCE NO. 1173
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to other residential dwellings of the same type in the same zone.
(2) In Zones Allowing Multifamily. Supportive housing that complies with the requirements of California Government Code Section 65650 et seq. is considered a use by right in all zones where multifamily uses are permitted, including mixeduse zones. In accordance with Government Code Section 65651(b)(1), a supportive housing development must comply with all objective development standards and policies that apply to other multifamily developments within the same zone.
SECTION 10: Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.
SECTION 11: Effective Date. This Urgency Ordinance takes effect immediately upon adoption by a four-fifths vote.
SECTION 12: Publication. The City Clerk is hereby directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.
PASSED, APPROVED, AND ADOPTED this 12th day of May, 2026.
DAVID J. SHAWVER, MAYOR
ATTEST:
PATRICIA A. VAZQUEZ, CITY CLERK
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APPROVED AS TO FORM:
HONGDAO NGUYEN, CITY ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF STANTON )
I, Patricia A. Vazquez, City Clerk of the City of Stanton, California, do hereby certify that the foregoing Urgency Ordinance No. 1173 was duly introduced and adopted at a regular meeting of the City Council of the City of Stanton, California, held on the 12th day of May, 2026, by the following roll-call vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
PATRICIA A. VAZQUEZ, CITY CLERK
City Council Initiated Item
15D
(This item does not contain a staff report.)
Item 15D:
“Discussion regarding review of City ordinances.”
Item: 15D
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