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HomeMy WebLinkAboutOrd 2022-01 ORDINANCE NO. 22-01 AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS, ARIZONA, AMENDING THE TOWN OF FOUNTAIN HILLS ZONING ORDINANCE, CHAPTER 1, INTRODUCTION, SECTION 1.12, DEFINITIONS, AMENDING THE DEFINITIONS OF FAMILY AND GROUP HOME; AMENDING CHAPTER 5, GENERAL PROVISIONS, SECTION 5.13, RESERVED, RENAMING THE SECTION AND PROVIDING REGULATIONS FOR GROUP HOMES; AMENDING CHAPTER 10, SINGLE-FAMILY RESIDENTIAL ZONING DISTRICTS, SECTION 10.02 A. 12. GROUP HOMES FOR THE HANDICAPPED AND ELDERLY CARE; AND, AMENDING CHAPTER 11, SECTION 11.02 A. 11. GROUP HOMES FOR THE HANDICAPPED AND ELDERLY CARE RECITALS: WHEREAS, the Mayor and Council of the Town of Fountain Hills (the “Town Council”) adopted Ordinance No. 93-22 on November 18, 1993, which adopted the Zoning Ordinance for the Town of Fountain Hills (the “Zoning Ordinance”); and WHEREAS, the Town Council desires to amend 01 amending Chapter 1, Introduction, Section 1.12, Definitions, amending the definitions of Family and Group Home; amending Chapter 5, General Provisions, Section 5.13, Reserved, renaming the section and providing regulations for group homes; amending Chapter 10, Single-family Residential Zoning Districts, Section 10.02 A. 12. Group Homes for the Handicapped and Elderly Care; and, amending Chapter 11, Section 11.02 A. 11. Group Homes for the Handicapped and Elderly Care; and WHEREAS, in accordance with the Zoning Ordinance and pursuant to ARIZ. REV. STAT. § 9- 462.04, public hearings regarding this ordinance were advertised in the February 23, 2022 and March 2, 2022 editions of the Fountain Hills Times; and WHEREAS, public hearings were held by the Fountain Hills Planning & Zoning Commission on March 14, 2022, and by the Town Council on April 5, 2022; and WHEREAS, the Town recognizes its regulations for group homes for the handicapped (referred to as Community Residences) need revision to protect the welfare and safety of residents in those homes and to prevent clustering or overconcentration; and WHEREAS, the FHAA generally prohibits zoning practices that discriminate against individuals with disabilities by “making unavailability or denying housing to those persons”; and WHEREAS, a community residence seeks to achieve “normalization” of their residents and incorporate them into the social fabric of the surrounding community (known as “community integration”); and WHEREAS, a community residence seeks to emulate a family in how they function (see definition of family). The residents with disabilities learn or re-learn the same life skills and social behaviors of a family; and ORDINANCE 22-01 PAGE 2 WHEREAS, to enforce the rationally based distancing regulations and to ensure accuracy of its data, the Town will require existing and future Community Residences to annually register with the Town; and WHEREAS, by amending its zoning ordinance the Town gives prospective operators of Community Residences for people with disabilities clarity and certainty regarding where such homes may locate; and WHEREAS, the regulations are the least restrictive means to actually achieving the Town’s legitimate government interest; and WHEREAS, in accordance with Article II, Sections 1 and 2, Constitution of Arizona, and the laws of the State of Arizona, the Town Council has considered the individual property rights and personal liberties of the residents of the Town and the probable impact of the proposed ordinance on the cost to construct housing for sale or rent before adopting this ordinance. ENACTMENTS: NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF FOUNTAIN HILLS as follows: SECTION 1. The recitals above are hereby incorporated as if fully set forth herein. SECTION 2. The Zoning Ordinance, Chapter 1, Introduction, Section 1.12, Definitions, is hereby amended as follows: … COMMUNITY RESIDENCE. A COMMUNITY RESIDENCE IS A RESIDENTIAL LIVING ARRANGEMENT WHERE INDIVIDUALS LIVE AS A FAMILY IN A SINGLE DWELLING UNIT WHO ARE IN NEED OF THE MUTUAL SUPPORT FURNISHED BY OTHER RESIDENTS OF THE COMMUNITY RESIDENCE AS WELL AS THE SUPPORT SERVICES, IF ANY, PROVIDED BY THE STAFF OF THE COMMUNITY RESIDENCE. RESIDENTS MAY BE SELF- GOVERNING OR SUPERVISED BY A SPONSORING ENTITY OR ITS STAFF, WHICH PROVIDES HABILITATIVE OR REHABILITATIVE SERVICES RELATED TO THE RESIDENTS' DISABILITIES. A COMMUNITY RESIDENCE SEEKS TO EMULATE A BIOLOGICAL FAMILY TO FOSTER NORMALIZATION OF ITS RESIDENTS AND INTEGRATE THEM INTO THE SURROUNDING COMMUNITY. ITS PRIMARY PURPOSE IS TO PROVIDE SHELTER IN A FAMILY-LIKE ENVIRONMENT. MEDICAL TREATMENT IS INCIDENTAL AS IN ANY HOME. SUPPORTIVE INTER-RELATIONSHIPS BETWEEN RESIDENTS ARE AN ESSENTIAL COMPONENT. COMMUNITY RESIDENCE INCLUDES SOBER LIVING HOMES AND ASSISTED LIVING HOMES BUT DOES NOT INCLUDE ANY OTHER GROUP LIVING ARRANGEMENT FOR UNRELATED INDIVIDUALS WHO ARE NOT DISABLED NOR ANY SHELTER, ROOMING HOUSE, BOARDING HOUSE OR TRANSIENT OCCUPANCY. FAMILY COMMUNITY RESIDENCE. A COMMUNITY RESIDENCE WITH FIVE (5) TO EIGHT (8) BEDS, INCLUDING RESIDENT STAFF THAT IS A RELATIVELY PERMANENT LIVING ARRANGEMENT WITH NO LIMIT ON THE LENGTH OF TENANCY AS DETERMINED IN PRACTICE OR BY THE RULES, CHARTER, OR OTHER GOVERNING DOCUMENTS OF THE ORDINANCE 22-01 PAGE 3 COMMUNITY RESIDENCE. THE MINIMUM LENGTH OF TENANCY IS TYPICALLY A YEAR OR LONGER. TRANSITIONAL COMMUNITY RESIDENCE. A COMMUNITY RESIDENCE WITH FIVE (5) TO SIX (6) BEDS, INCLUDING RESIDENT STAFF, THAT PROVIDES A RELATIVELY TEMPORARY LIVING ARRANGEMENT WITH A LIMIT ON LENGTH OF TENANCY MORE THAN THIRTY (30) DAYS AND LESS THAN A YEAR, AS DETERMINED EITHER IN PRACTICE OR BY THE RULES, CHARTER, OR OTHER GOVERNING DOCUMENT OF THE COMMUNITY RESIDENCE. … Family: An individual, or two (2) or more persons related by blood or marriage, or a group of NOT MORE THAN FOUR (4) persons not related by blood or marriage, living together as a single housekeeping group in a dwelling unit. IN SPIRIT BUT NOT DIRECT APPLICATION, FAMILIES MAINTAIN LEGAL DOMICILE AT THE PARTICULAR DWELLING UNIT AND LEGAL OWNERSHIP OR TENANCY OF THE DWELLING UNIT AS EVIDENCED ON A DEED OR LEASE. … Group Home for the Handicapped and Adult Care: A dwelling shared by handicapped and/or elderly people as their primary residence and their resident staff, who live together as a single housekeeping unit, sharing responsibilities, meals, and recreation. The staff provides care for the residents. A Group Home for the Handicapped and Adult Care does not include nursing homes, alcohol or other drug treatment centers, community correction facilities, shelter care facilities, or homes for the developmentally disable as regulated by the Arizona Revised Statutes Section 36- 582. … SECTION 3. The Zoning Ordinance, Chapter 5, General Provisions, Section 5.13, Reserved, is hereby amended as follows: Section 5.13. ReservedCOMMUNITY RESIDENCES (Deleted per Ordinance 2004-10 – Storage and Parking of Mobile Homes, Boats, Aircraft, Truck Campers, Camping Trailers, Travel Trailers and Other Trailers is hereby deleted in its entirety.) Refer to Chapter 7 – Section 7.02. A. STANDARDS: 1. TO PREVENT THE CLUSTERING OF COMMUNITY RESIDENCES AND TO BETTER INTEGRATE COMMUNITY RESIDENCE RESIDENTS INTO THE SURROUNDING NEIGHBOR AND COMMUNITY, SUCH HOME MUST BE LOCATED ON A LOT THAT IS AT LEAST ONE THOUSAND THREE HUNDRED TWENTY (1,320) FEET FROM THE EXTERIOR LOT LINES OF ANOTHER COMMUNITY RESIDENCE, MEASURED BY A STRAIGHT LINE FROM THE PROPERTY LINE IN ANY DIRECTION. 2. NO MORE THAN TWO PERSONS PER BEDROOM. ORDINANCE 22-01 PAGE 4 3. AN INDIVIDUAL REQUIRED TO REGISTER UNDER ARIZONA LAW AS A SEX OFFENDER AND CLASSIFIED AS A LEVEL II OR LEVEL III COMMUNITY RISK (INTERMEDIATE TO HIGH RISK) IS NOT PERMITTED TO LIVE IN A COMMUNITY RESIDENCE. B. APPLICATION REQUIREMENTS: 1. COPY OF LICENSE OR CERTIFIED THROUGH ONE OR MORE OF THE FOLLOWING GROUPS: A. LICENSE OR IS CERTIFIED BY THE STATE OF ARIZONA DEPARTMENT OF HEALTH; OR B. LICENSE OR IS CERTIFIED BY THE ARIZONA RECOVERY HOUSING ASSOCIATION; OR, C. “PERMANENT” OXFORD HOUSE CHARTER. 2. IF THE PROPERTY IS BEING RENTED OR LEASED, AN ACKNOWLEDGE- MENT FROM THE PROPERTY OWNER AGREEING TO THE USE OF THE PROPERTY AS A COMMUNITY RESIDENCE. 3. A DESCRIPTION OF THE SCOPE OF SERVICES TO BE PROVIDED IN THE HOME AND WHETHER OR NOT THE RESIDENTS WILL BE AMBULATORY. 4. A STATEMENT THE HOME SHALL NOT HOUSE ANY PERSON WHOSE TENANCY WOULD CONSTITUTE A DIRECT THREAT TO THE HEALTH OR SAFETY OF OTHER INDIVIDUALS OR WOULD RESULT IN SUBSTANTIAL PHYSICAL DAMAGE TO THE PROPERTY OF OTHERS. 5. THE PORTIONS OF ANY STATE LICENSE OR THIRD PARTY CERTIFICATION APPLICATION REQUIREMENTS THAT PROVIDE: A. NAMES AND CONTACT INFORMATION FOR CONTACT INDIVIDUAL(S) FOR THE HOME WHO CAN RESPOND TO COMPLAINTS OR EMERGENCIES. B. INFORMATION REGARDING POLICIES AND PROCEDURES FOR RESIDENTS AND VISITORS RELATED TO PARKING, NOISE EMANATING FROM THE HOME, SMOKING, CLEANLINESS OF THE PUBLIC SPACE NEAR THE HOME, AND LOITERING IN FRONT OF THE HOME OR NEAR-BY HOMES ARE ESTABLISHED, KNOWN TO RESIDENTS, AND ENFORCED. C. INFORMATION REGARDING EFFORTS TO PROMOTE THE SAFETY OF THE SURROUNDING NEIGHBORHOOD. ORDINANCE 22-01 PAGE 5 6. A FLOOR PLAN OF THE HOME SHOWING ALL BEDROOMS, LIVING, AND DINING AREAS. 7. THE APPLICANT SHALL ATTEST THAT THEY WILL PROVIDE ALL EVIDENCE PERMISSIBLE BY CODE AND AUTHORITY HAVING JURISDICTION NECESSARY IN RESPONSE TO A CODE ENFORCEMENT INQUIRY, IN PARTICULAR, OCCUPANCY LOGS. 8. EVIDENCE OF THE PROPERTY’S APPROPRIATE MARICOPA COUNTY TAX CLASSIFICATION FOR THE USE APPLIED PRIOR TO COMPLETION OF REGISTRATION AND OCCUPANCY OF THE PROPERTY. 9. A COPY OF THE STANDARD RESIDENCY AGREEMENT FOR INDIVIDUALS TO OCCUPY THE COMMUNITY RESIDENCE. 10. CERTIFICATION THAT NO OUTPATIENT TREATMENT CENTER LICENSURE WILL BE SOLICITED OR OCCUR ON-PREMISES AND THAT MEDICATION DISTRIBUTION WILL NOT EXCEED WHAT WOULD NORMALLY BE EXPECTED IN A FAMILY HOME. 11. RECEIVES A TOWN BUSINESS LICENSE, IF APPLICABLE. C. REGISTRATION: 1. REGISTRATION OF A COMMUNITY RESIDENCE WITH THE TOWN IS REQUIRED PRIOR TO BEGINNING OPERATION. AN APPROVED REGISTRA- TION IS VALID FOR ONE YEAR FROM DATE ADMINISTRATIVELY ISSUED. 2. FOLLOWING RECEIPT OF A COMPLETE APPLICATION FOR REGISTRA- TION, THE PROPERTY WILL BE INSPECTED BY THE BUILDING OFFICIAL AND FIRE MARSHAL FOR COMPLIANCE WITH ALL LIFE SAFETY REQUIREMENTS. ANY IDENTIFIED DEFICIENCIES MUST BE ADDRESSED AND COMPLIANCE VERIFIED THROUGH A FOLLOW UP INSPECTION BEFORE THE REGISTRATION WILL BE COMPLETED. 3. ALL REQUIRED DOCUMENTS LISTED IN B. WILL BE REVIEWED. ANY REQUIRED CORRECTIONS OR CLARIFICATIONS MUST BE SUBMITTED TO COMPLETE THE REGISTRATION PROCESS. 4. WHEN ALL REGISTRATION REQUIREMENTS HAVE BEEN MET, THE DEVELOPMENT SERVICES DIRECTOR WILL ADMINISTRATIVELY COMPLETE THE TOWN’S REGISTRATION PROCESS. 5. IF ALL OTHER REQUIREMENTS OF THIS ORDINANCE ARE MET, THE DEVELOPMENT SERVICES DIRECTOR MAY ISSUE A CONDITIONAL REGISTRATION FOR UP TO 90 DAYS WHILE THE APPLICANT APPLIES FOR AND RECEIVES ORDINANCE 22-01 PAGE 6 A. THE LICENSE OR CERTIFICATE AS REQUIRED BY B.1.; B. THE MARICOPA TAX VERIFICATION REQUIRED BY B. 9.; AND, C. A TOWN BUSINESS LICENSE, IF APPLICABLE THE APPLICANT MAY NOT OCCUPY THE RESIDENCE UNTIL THESE ITEMS ARE RECEIVED BY THE TOWN. IF THE IF ONE OR MORE OF THESE ITEMS ARE NOT RECEIVED BY THE TOWN WITHIN 90 DAYS, OR IS NOT APPROVED, THE REGISTRATION OF THE PROPERTY WILL BE RESCINDED. SHOULD THE LICENSE OR CERTIFICATE BECOMES REVOKED FOR ANY REASON, THE COMMUNITY RESIDENCE OPERATOR WILL HAVE 45 DAYS TO VACATE THE PROPERTY. 6. REREGISTRATION. THE COMMUNITY RESIDENCE OPERATOR MUST REGISTER ANNUALLY BY SUBMITTING A NEW APPLICATION WITH ANY UPDATED DOCUMENTS. THE REGISTRATION CAN BE RENEWED IF THE FOLLOWING ARE MET: A. THE HOME HAS MAINTAINED A CURRENT LICENSE OR CERTIFICATE. B. THE HOME OR OPERATOR HAS MAINTAINED A CURRENT TOWN BUSINESS LICENSE, IF APPLICABLE. C. RE-INSPECTION OF THE PROPERTY HAS VERIFIED ONGOING COMPLIANCE WITH LIFE SAFETY STANDARDS. D. THE PROVIDER HAS COMPLIED WITH THE POLICIES AND PROCEDURES ESTABLISHED IN B. 6. E. VERIFICATION OF THE CURRENT, APPROPRIATE MARICOPA COUNTY TAX STATUS. D. ANY COMMUNITY RESIDENCE THAT IS IN OPERATION AS OF THE ADOPTION OF THIS SECTION SHALL BE CONSIDERED A LEGAL NON-CONFORMING USE CONSISTENT WITH SECTION 4.01 B OF THE ZONING ORDINANCE. ANY NEW COMMUNITY RESIDENCE OR ANY RESIDENCE THAT IS IN OPERATION BUT THAT TRANSFERS OWNERSHIP SHALL BE SUBJECT TO THE PROVISIONS OF THIS SECTION. E. WAIVER. TO ESTABLISH A COMMUNITY RESIDENCE THAT DOES NOT COMPLY WITH THE OCCUPANCY OR SEPARATION REQUIREMENTS, THE APPLICANT MAY APPLY TO THE DEVELOPMENT SERVICES DEPARTMENT FOR A WAIVER. IN ALL CASES THE DEVELOPMENT SERVICES DIRECTOR SHALL SUBMIT THE REQUEST TO THE WAIVER TO THE COMMUNITY RESIDENCE WAIVER COMMITTEE TO MAKE FINDINGS OF FACT IN SUPPORT OF THE DETERMINATIONS AND SHALL RENDER THE DECISION IN WRITING. THE APPLICATION WILL INITIALLY BE REVIEWED BY THE DEVELOPMENT SERVICES DIRECTOR FOR COMPLETENESS. THE DIRECTOR ORDINANCE 22-01 PAGE 7 MAY MEET WITH AND INTERVIEW THE APPLICANT TO REQUEST ADDITIONAL SUPPORTING INFORMATION TO DETERMINE THE NECESSITY OF THE ACCOMMODATION AND TO ASCERTAIN OR CLARIFY INFORMATION SUFFICIENT FOR THE COMMITTEE TO MAKE THE REQUIRED FINDINGS. 1. TO GRANT A WAIVER, THE COMMITTEE SHALL FIND AFFIRMATIVELY ALL OF THE FOLLOWING STANDARDS: A. THE APPLICANT DEMONSTRATES THROUGH DOCUMENTATION AND EVIDENCE THAT THE PROPOSED COMMUNITY RESIDENCE CAN AND WILL EMULATE A BIOLOGICAL FAMILY AND FUNCTION AS A RESIDENTIAL USE RATHER THAN AN INSTITUTIONAL OR OTHER NONRESIDENTIAL USE. B. THE APPLICANT DEMONSTRATES THROUGH DOCUMENTATION AND EVIDENCE THAT THE PROPOSED COMMUNITY RESIDENCE NEEDS TO HOUSE MORE THAN 10 RESIDENTS OR REDUCE THE SEPARATION FOR FINANCIAL OR THERAPEUTIC REASONS. C. THE APPLICANT DEMONSTRATES THROUGH DOCUMENTATION AND EVIDENCE THAT THE PROPOSED COMMUNITY RESIDENCE WILL NOT INTERFERE WITH THE NORMALIZATION AND COMMUNITY INTEGRATION OF THE RESIDENTS OF ANY EXISTING COMMUNITY RESIDENCE AND THAT THE PRESENCE OF OTHER COMMUNITY RESIDENCES WILL NOT INTERFERE WITH THE NORMALIZATION AND COMMUNITY INTEGRATION OF THE RESIDENTS OF THE PROPOSED COMMUNITY RESIDENCE. D. THE APPLICANT DEMONSTRATES THROUGH DOCUMENTATION AND EVIDENCE THAT IT WILL OPERATE THE HOME IN A MANNER SIMILAR TO THAT ORDINARILY REQUIRED BY STATE LICENSING TO PROTECT THE HEALTH, SAFETY, AND WELFARE OF THE OCCUPANTS OF THE PROPOSED COMMUNITY RESIDENCE. E. THE APPLICANT DEMONSTRATES THROUGH DOCUMENTATION AND EVIDENCE THAT THERE ARE NO OTHER VIABLE LOCATIONS FOR THE COMMUNITY RESIDENCE AND THAT THE PROPOSED COMMUNITY RESIDENCE IN COMBINATION WITH ANY EXISTING COMMUNITY RESIDENCES WILL NOT ALTER THE RESIDENTIAL CHARACTER OF THE SURROUNDING NEIGHBORHOOD BY CREATING AN INSTITUTIONAL ATMOSPHERE OR BY CREATING A DE FACTO SOCIAL SERVICE DISTRICT BY CONCENTRATING COMMUNITY RESIDENCES ON A BLOCK OR IN A NEIGHBORHOOD. 2. THE COMMUNITY RESIDENCE WAIVER COMMITTEE SHALL BE COMPOSED OF THE TOWN DEVELOPMENT SRVICES DIRECTOR, THE BOARD OF ADJUSTMENT CHAIR OR DESIGNEED, AND THE PLANNING AND ZONING COMMISSION CHAIR OR DESIGNEE. ORDINANCE 22-01 PAGE 8 F. VIOLATIONS AND PENALTIES 1. IN ADDITION TO APPLICABLE PENALTIES UNDER ARIZONA LAW, VIOLATIONS OF THIS COMMUNITY RESIDENCE ORDNANCE SHALL BE SUBJECT TO THE PROVISION OF THE FOUNTAIN HILLS TOWN CODE, SECTION 1-8-3, REGARDING CIVIL PENALTIES. 2. IN ADDITION TO THE PROVISIONS ABOVE, REGISTRATION FOR A COMMUNITY RESIDENCE MAY BE REVOKED AND THE COMMUNITY RESIDENCE REQUIRED TO VACATE THE PROPERTY IF; A. THE REQUIRED REGISTRATION, LICENSURE OR CERTIFICATE LAPSE AND ARE NOT REINSTATED WITHIN 45 DAYS OF THEIR LAST EFFECTIVE DATE; OR, B. THE PROPERTY OWNER OR COMMUNITY RESIDENCE OPERATOR RECEIVES ANY COMBINATION OF THREE VIOLATIONS RELATED TO THE OPERATION OF THE COMMUNITY RESIDENCE FROM EITHER THE TOWN OR THE ARIZONA DEPARTMENT OF HEALTH SERVICES WITHIN A 12-MONTH PERIOD. C. THE APPLICANT FOR THE COMMUNITY RESIDENCE KNOWINGLY PROVIDES FALSE OR MISLEADING INFORMATION ON THE REGISTRATION OR ANNUAL RENEWAL. SECTION 4. The Zoning Ordinance, Chapter 10, Single-Family Residential Districts, Section 10.02 A., Permitted Uses, is hereby amended as follows: 12. Group Homes for the Handicapped and Elderly Care; provided, that: COMMUNITY RESIDENCE, SUBJECT TO THE REQUIREMENTS OF SECTION 5.13 a. No such home is located on a lot that is within one thousand – two hundred (1,200) feet, measured by a straight line in any direction of the exterior lot lines of another group home for the handicapped and elderly care. b. No such home contains more than ten (10) residents. c. Such home is licensed by the State of Arizona Department of Health. d. Such home is registered with, and administratively approved by the Community Development Director or designee, as to compliance with the standards of this Ordinance. SECTION 5. The Zoning Ordinance, Chapter 11, Multifamily Zoning Districts, Section 11.02 A, Permitted Uses, is hereby amended as follows: 11. Group Homes for the Handicapped and Elderly Care; provided, that: COMMUNITY RESIDENCE, SUBJECT TO THE REQUIREMENTS OF SECTION 5.13. ORDINANCE 22-01 PAGE 9 a. No such home is located on a lot within one thousand – two hundred (1,200) feet, measured by a straight line in any direction, of the exterior lot lines of another group home for the handicapped and elderly care. b. No such home contains more than ten (10) residents. c. Such home is licensed by the State of Arizona Department of Health Services. d. Such home is registered with, and administratively approved by the Community Development Director or designee, as to compliance with the standards of this Ordinance. SECTION 6. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. PASSED AND ADOPTED by the Mayor and Council of the Town of Fountain Hills, Arizona, this 3rd day of May, 2022. FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO: Ginny Dickey, Mayor Elizabeth A. Klein, Town Clerk REVIEWED BY: APPROVED AS TO FORM: Grady E. Miller, Town Manager Aaron D. Arnson, Town Attorney Ginny Dickey (May 4, 2022 13:42 PDT) Ginny Dickey Elizabeth Klein (May 4, 2022 13:52 PDT)