Opinion ID: 1309720
Heading Depth: 1
Heading Rank: 3

Heading: may denial of a special exception be based upon bad perceptions of the proposed use and potential adverse effects on adjacent property?

Text: Volunteers further contend the district court's decision was erroneously based on speculation rather than actual facts. The record indicates the City's witnesses expressed concerns about the effects of a pre-release center on the crime problem within a couple of blocks of the Center. However, no factual evidence was presented to support these fears. Additionally, several witnesses specifically stated their objections were based on perceptions of a pre-release center. The Colorado Supreme Court was faced with a similar situation in Adams County Ass'n v. City of Westminster, 196 Colo. 79, 580 P.2d 1246 (1978). An attitude of general hostility existed in the neighborhood toward a state-licensed group home for the mentally retarded that attempted to obtain a special use permit. This attitude was reflected in testimony of persons whose primary concerns stemmed from fears and stereotyping of the mentally handicapped. However, the court held that these potential adverse effects were impermissible factors upon which to deny the permit. Likewise, we hold that the district court erred in denying Volunteers' special exception request based on fears which may or may not have a basis in fact. Rather, actual evidence must be presented to show that the Center will be injurious to the neighborhood or otherwise detrimental to the public welfare.