Wyvernwood


Country United States
State Aruba
City Los angeles, California
Address 2901 Olympic blvd
Phone (323) 261-3934
Website www.wyvernwood.com

Wyvernwood Reviews

  • Jul 28, 2014

FPI Management, Inc.

3187 Red Hill Avenue, Suite 220

Costa Mesa, California 92626

Re: Request for Reasonable Accommodations on behalf of Mr. Zaybastian Xoss

and his minor son, A.L., tenants.

Dear Landlord and Agents of Landlord,

The tenant, Mr. Zaybastian Xoss lives at 2820 The Mall, Unit 6, Los Angeles, CA 90023 and

has lived there since March 1

st

, 2011. Mr. Xoss is a qualified individual with a disability, as

defined by the Fair Housing Amendments Act (FHAA), such that his disability--a mental,

developmental, or physical impairment--substantially limits one or more major life activities,

such as walking, seeing, hearing, working, learning, or caring for himself. (42 U.S.C. § 3604

(f)(3)(B); Cal. Fair Emp. and Hous. Act (FEHA), Cal. Gov't Code §12927(c)(1), §12955, (42

U.S.C. § 3602(h); Cal. Gov't Code §12955.3.)) Mr. Xoss’s son, a minor, is also disabled and a

tenant. He suffers from muscular dystrophy, among other physical disabilities.

In 2000, my client incurred serious injuries as a result of an accident. The serious injuries

sustained brought about my clients disability. The accident caused traumatic brain injuries in

which my client incurred a seizure disorder, TODD’s syndrome and Post Traumatic Concussion

Disorder (PTCD) resulting in partial. He also suffered inexorable damage to his cervical spine,

which further made the use of a wheelchair necessary for much of his mobility.

Mr. Xoss is requesting necessary changes in the landlord's rules, policies, or practices on

behalf of himself and his son, as individuals with disabilities, such that they are afforded an

opportunity to use and enjoy the dwelling, i.e. a reasonable accommodation. (Fair Housing

Amendments Act (FHAA), 42 U.S.C. § 3604(f)(3)(B); Cal. Fair Emp. and House. Act (FEHA),

Cal. Gov't Code §§ 12927(c)(1), 12955.)

My client, Mr. Xoss, on behalf of himself and his son, requests the following necessary and

reasonable accommodations:

1. Use of a Service Animal

A number of courts have considered claims relating to accommodations for service

animals. (Green v. Hous. Auth., 994 F. Supp. 1253 (D. Or. 1998); Bronk v. Ineichen, 54

F.3d 891 (7th Cir. 1996); see also, 24 C.F.R. § 100.204(b).) Since there is a relatively

small impact on the landlord, courts have continually required landlords to make

exceptions to "no pet" policies to allow service animals. Service animals include not only

seeing-eye dogs, but also companion animals that provide emotional support to people

who have mental disabilities. (Majors v. Hous. Auth., 652 F.2d 454 (5th Cir.

1981); Whittier Terrace Assoc. v. Hampshire, 532 N.E.2d 712 (Mass. App. 1989).

Mr. Xoss, during the second meeting with management on February 25

th

, 2011,

inquired as to a service dog, namely a comfort dog. He continued to communicate this

request both orally and in writing throughout his entire tenancy and he is renewing this

request. (Please see paragraph 21 and 3, page 4 and 18 of the signed lease agreement

dated February 25

th

, 2011.) Mr. Xoss also provided verification from his treating

physician, Doctor James Caplan. In the verification letter dated May 23

rd

, 2012, Doctor

Caplan explained that a companion animal would only benefit Mr. Xoss as people with

seizure disorders, such as Mr. Xoss, who have companion animals, experienced a

significant reduction in incidents of seizures, thus less trauma to their brain and body and,

as a result, a reduction in the need for seizure medication.

2. Disabled Parking Space

The law is clear that when a disabled person needs a parking space, but is lower

on the waiting list than nondisabled tenants (who may have been waiting for years),

landlords must move the disabled person that needs the space to the top of the waiting

list. While not having a close space may be inconvenient for a nondisabled tenant; it is

often an insurmountable barrier for the disabled tenant. (Shapiro v. Cadman Towers, 844

F. Supp. 116 (E.D.N.Y. 1994); see also, Jankowski Lee & Assoc. v. Cisneros, 91 F.3d

891 (7th Cir. 1996); 24 C.F.R. § 100.204.)

Mr. Xoss requested and filled out the requisite forms for a parking space

immediately upon entering into the lease agreement. In fact, he requested it in writing,

see page 1, Row H, of the signed lease agreement. However, Mr. Xoss was told that it

would be highly unlikely that he would ever receive one. Marcelo Gigena, Community

Director/Manager stated that there was a year waiting list, “so good luck getting one”.

3. Use of Electric Wheelchair in Common Areas (Please note, use of a wheelchair does

not fall into the category of a reasonable accommodation, thus permission from a

landlord is not necessary, nor required.)

My client’s Doctor, James Caplan, M.D., made it clear, in a letter dated May 23

rd

,

2012, that, “Since his accident, Mr. Xoss relies on his wheelchair for much of his

mobility. It is an important assistive device that enables him to live a full and complete

life. ” Unfortunately, my client’s repeated requests were ignored despite the fact that he

is entitled to use his wheelchair and portable ramp, period. My client put the landlord on

notice when he added a handwritten disclosure to the addendum that stated, “any and all

Mini Scooters of any kind, that are powered by any type of motor, shall not be stored or

operated at anytime on the premises or the common areas of Wvvernwood Garden

Apartments”, in order to make sure management knew he used a wheelchair. He

handwrote, into the lease, “not including handicapped device”. The manager, Marcelo

Gigena, initialed “MG”, next to that handwritten statement. My client also added a

further disclosure, on that same page that, “I have and use a personal wheelchair.”

Despite my client’s open disclosure of his need to use a wheelchair and

management’s acknowledgment of this need, less than a week later, Mr. Gigena

approached Mr. Xoss while he was in his wheelchair exiting the unit through the

common area and said that he was obstructing and/or interfering other tenants’ ability to

use the common area. (It is important to note that no one else was present at the time, not

even one other person.)

From that moment on, Management and Security reprimanded and or mocked Mr.

Xoss when he used his wheelchair. Thus, he would try to avoid security and management

by timing his leaving and returning to when there would be less likelihood that either

were present. However, this plan was not fail-proof. The harassment continued on a

regular basis. He was forced to use his cane more and more, despite the fact that the

wheelchair was and continues to be a medical necessity. Thus, his injuries have been

exacerbated and he has increased physical pain.

4. Use of Portable Ramp (Please note, use of a portable ramp does not fall into the

category of a reasonable accommodation, thus permission from landlord is not necessary,

nor required.)

Doctor Caplan expressed to Management of Wyvernwood and the Housing Rights

Council in the letter dated May 23

rd

, 2012 that receiving permission to use the portable

ramp was “critical.” The Doctor further explained that “the ramp should be approved

without delay, and it is in fact a medical necessity.”

Mr. Xoss’s use of the portable ramp does not require Management’s permission, as it

is not a fixed and permanent alteration to the property. ADA specifications apply only to

permanent ramps on commercial property, not portable ramps. In fact Mr. Xoss’s ramp

eradicates the need to request a reasonable accommodation or modification, alleviates the

need for the Landlord to apply and attain a building permit, does away with the

construction of a permanent ramp and all the issues that come with that, especially when

needed in a common area, removes the requisite financial burden on Mr. Xoss and his

family as a result of building a permanent ramp and then restoring the property upon their

departure. But, most importantly, it allows for immediate use of his wheelchair, without

any delay or burden whatsoever.

Although my client’s use of the portable ramp did not require an accommodation

request, my client repeatedly requested their approval for its use on several, documented,

occasions over the last three years of his tenancy. The use of the portable ramp requires

only a few seconds of the ramp being placed on the ground, once he travels over step he

immediately retrieves it, and continues on his way, with the ramp stored on his chair.

Using his portable ramp takes less than 30 seconds from the moment of placement to its

removal. Further its use requires no action from the Landlord, no alteration to the

premises, no shared costs, no involvement on your part whatsoever.

5. Carpeting Throughout the Unit

Tenants, upon the first walk-through, were shown a first floor unit with carpeting

throughout. Tenants notified Management, during that first tour on February 20

th

, 2011

that Mr. Xoss and his son are disabled and having wall-to-wall carpeting was necessary

to accommodate the symptoms of their son’s disability. Carpeting eases his ability to

move safely about the unit with less discomfort and reduces the incidents of falling as a

result of his disability where losing one’s balance is a common symptom. Furthermore,

the carpeting lessens Mr. Xoss’s discomfort while moving about the unit when using his

cane as it makes mobility easier and less painful.

Upon being informed that the unit with carpeting was no longer available and the

replacement unit had no carpeting, whatsoever, Mr. Xoss reminded Management that

carpeting was necessary to accommodate both him and his son as a result of their

disabilities. Marcelo Gigena and Mario, after endless, seemingly futile attempts to

convince them, reluctantly, and with great annoyance, agreed to carpet only one room.

All other rooms remain uncarpeted.

As you are aware, it is unlawful discrimination to deny a person with a disability a

reasonable accommodation if such accommodation may be necessary to afford such person full

enjoyment of the premises. Thus, if a tenant has a disability, as defined under the FHAA, made

an accommodation request, demonstrated the necessity of the accommodation and the landlord

cannot show that the accommodation would impose an undue cost or effect a fundamental

change, the landlord must grant the accommodation. Failing to grant the accommodation request

that meets the above noted requirements constitutes illegal discrimination.

I am urging that you grant the requested reasonable accommodations enumerated above.

In so doing you enable both Mr. Xoss and his son an equal opportunity to live in and enjoy their

home, whether it be through granting these requests or providing reasonable relocation monies.

Please let me know what, if any, additional information you need from Mr. Xoss, his

son, and/or their health care providers so that you may better understand the disabilities they

have and the limitations they impose. I look forward to your response and appreciate your

attention to this matter.

Dated: June 5

th

, 2014 Very truly yours,v

I fear for my safty as security workers and others have threatened me my fmaily and my service animal.

Write a Review about Wyvernwood