Source: s3://data.kl3m.ai/documents/govinfo/USCOURTS/USCOURTS-cand-4_10-cv-00478/USCOURTS-cand-4_10-cv-00478-3/pdf.json

Nature of Suit Code: 440
Nature of Suit: Other Civil Rights
Cause of Action: 42:1983 Civil Rights Act

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ANTHONY C. RODRIGUEZ (State Bar No. 122479)

LAW OFFICE OF ANTHONY C. RODRIGUEZ

1425 LEIMERT BOULEVARD, SUITE 101

OAKLAND, CALIFORNIA 94602

Telephone: (510) 336-1536

Facsimile: (510) 336-1537

Email: arodesq@pacbell.net

Attorney for Petitioner Besaro Mobile Home Park, LLC,

dba Besaro Mobile Home Park

UNITED STATES DISTRICT COURT

NORTHERN DISTRICT OF CALIFORNIA

Besaro Mobile Home Park, LLC, )

dba Besaro Mobile Home Park )

)

)

Petitioner, )

)

vs. )

)

The City of Fremont, the City of Fremont )

Rent Review Officer, May Lee, )

the City of Fremont Hearing Officer, )

Ruth S. Astle, )

)

Respondents, )

)

)

The Tenants Residing at Besaro )

Mobile Home Park, )

)

Real Parties In Interest. ) ____________________________________)

Case No. C10-00478 CW

STIPULATION AND [PROPOSED]

ORDER STAYING FEDERAL

PROCEEDINGS PENDING

COMPLETION OF STATE COURT

PROCEEDINGS

STIPULATION AND ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF

STATE COURT PROCEEDINGS Case No. C10-00478 CW

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- AS MODIFIED

Case 4:10-cv-00478-CW Document 24 Filed 05/27/10 Page 1 of 6
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Petitioner Besaro Mobile Home Park, LLC, dba Besaro Mobile Home Park and

Respondents, the City of Fremont and May Lee, stipulate as follows:

STIPULATION

1. The Petitioner owns Besaro Mobile Home Park in Fremont, California. In or about

January of 2009, the Petitioner applied for a “major” rent increase pursuant to the City of

Fremont’s mobilehome rent control ordinance, seeking to have the rent increased to $895 per

month at each of the 236 spaces at the park.

2. The City of Fremont has advised that it asked the State Office of Administrative

Hearings (“OAH”) to assign a hearing officer to Petitioner’s major rent increase application

pursuant to an existing contract between the City and OAH and that OAH assigned Ruth S.

Astle (“the hearing officer”). On or about November 4, 2009, the hearing officer issued her

decision, denying the requested rent increase.

3. On February 2, 2010, the Petitioner filed this action in the United States District

Court for the Northern District of California, seeking judicial review of the hearing officer’s

decision, pursuant to federal law. Besaro Mobile Home Park, LLC v. City of Fremont,

Northern District of California Case No. C10-00478 (“the federal court proceedings”).

4. Later that same day, the Petitioner filed a Petition for a Writ of Administrative

Mandamus in the Alameda County Superior Court, seeking judicial review of the hearing

officer’s decision, pursuant to state and local law. Besaro Mobile Home Park, LLC v. City of

Fremont, Alameda County Superior Court No. HG10496925 (“the state court proceedings”).

5. The Petitioner alleged in both the federal court proceedings and the state court

proceedings that it was reserving “the right to seek a determination in federal court of any and

all federal questions and/or claims arising out of or in any way related to its ‘major’ rent

increase application and/or the City of Fremont’s mobilehome rent control ordinance,

including any claims under 42 U.S.C. Section 1983 and/or the due process, takings and equal

protection clauses of the United States Constitution,” citing England v. Louisiana State Bd.

of Medical Examiners, 375 U.S. 411, 418-422 (1964) and Los Altos El Granada Investors v.

STIPULATION AND ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF

STATE COURT PROCEEDINGS Case No. C10-00478 CW

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Case 4:10-cv-00478-CW Document 24 Filed 05/27/10 Page 2 of 6
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City of Capitola, 583 F. 3d 674, 684-690 (9 Cir. 2009). th

6. Respondents the City of Fremont and May Lee have stated that if the Petitioner does

not stipulate to a stay of the federal court proceedings, they intend to file a motion requesting

this Court to dismiss, abstain and/or stay the federal court proceedings while the state court

proceedings are pending, relying on, inter alia, Williamson County Regional Planning

Commission v. Hamilton Bank of Johnson City, 473 U.S. 172, 192-195 (1985); Younger v.

Harris, 401 U.S. 37 (1971); Railroad Commission of Texas v. Pullman Co., 312 U.S. 496

(1941); Gilbertson v. Albright, 381 F. 3d 965, 968 (9 Cir. 2004), the District Court’s ruling th

in Besaro Mobile Home Park, LLC v. City of Fremont, Case No. C05-02886 and the Ninth

Circuit Court of Appeal’s ruling in Besaro Mobile Home Park, LLC v. City of Fremont, Case

No. 06-17201.

7. The Petitioner acknowledges that this Court is likely to stay the federal court

proceedings while the state court proceedings are pending. Los Altos El Granada Investors

v. City of Capitola, 583 F. 3d 674, 684-690 (9 Cir. 2009) and Gilbertson v. Albright, 381 F. th

3d 965, 968 (9 Cir. 2004). th

8. Rather than incurring additional time and expense litigating the proposed motion,

the Petitioner and Respondents the City of Fremont and May Lee agree that the federal court

proceedings should be stayed pending final resolution of the state court proceedings.

Accordingly, the Petitioner and Respondents the City of Fremont and May Lee respectfully

request this Court to stay the federal court proceedings until the state court proceedings are

finally resolved.

IT IS SO STIPULATED:

Dated: May 19, 2010 Law Office of Anthony C. Rodriguez

s/ Anthony C. Rodriguez

By: Anthony C. Rodriguez

Attorney for the Petitioner

STIPULATION AND ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF

STATE COURT PROCEEDINGS Case No. C10-00478 CW

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Case 4:10-cv-00478-CW Document 24 Filed 05/27/10 Page 3 of 6
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Dated: May 19, 2010 Richards, Watson & Gershon

s/ Rochelle Browne

By: Rochelle Browne

Attorney for Respondents the City of Fremont and May

Lee

STIPULATION AND ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF

STATE COURT PROCEEDINGS Case No. C10-00478 CW

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ORDER

Pursuant to the stipulation of the parties, and good cause appearing, this action is

hereby stayed, pending final resolution of the state court proceedings, including any and all

appeals. Nothing herein shall preclude any party from seeking to dissolve this stay during the

pendency of the state court proceedings, pursuant to noticed motion filed with this Court. The

parties shall advise this Court within sixty (60) days of the state court proceedings being

finally resolved (including any and all appeals), so that this Court may take any appropriate

action at that time, including scheduling any Case Management Conference that may be

required.

IT IS SO ORDERED:

Dated: May _____, 2010

________________________________________

The Honorable Claudia Wilken

United States District Judge

STIPULATION AND ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF

STATE COURT PROCEEDINGS Case No. C10-00478 CW

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The parties shall file a joint status report on November 1, 2010 and every 180 days thereafter.

Case 4:10-cv-00478-CW Document 24 Filed 05/27/10 Page 5 of 6
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Case No. C10-00478 CW

PROOF OF SERVICE BY MAILING

I declare I am employed in the County of Alameda, California. I am over the age of

18 years and I am not a party to the within cause. My business address is 1425 Leimert

Boulevard, Suite 101, Oakland, California 94602.

On May 19, 2010 I served the following document:

1. STIPULATION AND [PROPOSED] ORDER “STAYING”

FEDERAL PROCEEDING PENDING COMPLETION OF

STATE COURT PROCEEDINGS

on the following by placing a true copy thereof enclosed in a sealed envelope with

postage thereon fully paid, in the United States mail at Oakland, California, addressed as

follows:

Rochelle Browne, Esq.

Richards, Watson & Gershon

355 South Grand Avenue, 40 Floor th

Los Angeles, California 90071

Harvey E. Levine, Esq.

City Attorney, City of Fremont

3300 Capitol Avenue

Fremont, California 94537-5006

Ruth S. Astle

California Office of Administrative Hearings

1515 Clay Street, Suite 206

Oakland, California 94612

I declare under penalty of perjury that the foregoing is true and correct. Executed on

May 19, 2010 at Oakland, California.

s/ Anthony C. Rodriguez

Anthony C. Rodriguez

STIPULATION AND ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF

STATE COURT PROCEEDINGS Case No. C10-00478 CW

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Case 4:10-cv-00478-CW Document 24 Filed 05/27/10 Page 6 of 6