The opinion of the court was delivered by: The Honorable Claudia Wilken United States District Judge
STIPULATION AND [PROPOSED] ORDER STAYING FEDERAL PROCEEDINGS PENDING COMPLETION OF STATE COURT PROCEEDINGS - AS MODIFIED
Petitioner Besaro Mobile Home Park, LLC, dba Besaro Mobile Home Park and Respondents, the City of Fremont and May Lee, stipulate as follows:
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. City of Capitola, 583 F. 3d 674, 684-690 (9th Cir. 2009).
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. (1941); Gilbertson v. Albright, 381 F. 3d 965, 968 (9th Cir. 2004), the District Court's ruling 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 Harris, 401 U.S. 37 (1971); Railroad Commission of Texas v. Pullman Co., 312 U.S. 496 proceedings while the state court proceedings are pending. Los Altos El Granada Investors 3d 965, 968 (9th Cir. 2004).
8. Rather than incurring additional time and expense litigating the proposed motion, v. City of Capitola, 583 F. 3d 674, 684-690 (9th Cir. 2009) and Gilbertson v. Albright, 381 F. 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.