THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF COLORADO
UNITED STATES OF AMERICA,
Plaintiff,
v.
BOARD OF COUNTY COMMISSIONERS
OF THE COUNTY OF MONTEZUMA,
Defendant.
___________________________________
COMPLAINT
- This action is brought by the United States of America to
enforce the provisions of the Fair Housing Act, as amended,
42 U.S.C. § 3601 et seq.
- This Court has jurisdiction over this action under
28 U.S.C. § 1345 and 42 U.S.C. § 3614(a).
- Defendant, Board of County Commissioners of the County of
Montezuma (the "Board"), is the governing body of the County of
Montezuma. The County of Montezuma is a political subdivision of
the State of Colorado within the District of Colorado, organized
under the laws of the State, and located in the southwestern part
of Colorado.
- The County of Montezuma (the "County"), through the
Defendant Board of County Commissioners, exercises zoning and land
use authority over land within its boundaries. The Montezuma
County Land Use Code contains the County's zoning and land use
regulations.
- Pursuant to the Montezuma County Land Use Code,
unincorporated areas within Montezuma County have "landowner
initiated zoning," in which landowners may choose to have their
property placed in a particular zoning category or may leave the
property unzoned.
- In the spring of 1999, John Brach ("Brach") sought to
open and operate a group residence in Montezuma County to be called
the "Eagle's Nest Adolescent Treatment Facility." The purpose of
the proposed group residence was to house and counsel adolescents,
some of whom are Native American, who are recovering from alcohol
and/or drug dependency. Brach, who resides in the District of
Colorado, has a Master's Degree in Special Education and
certificates in school administration and counseling. He has over
26 years of experience working with Native American students as a
school administrator, teacher, and counselor.
- In the spring of 1999, Brach identified the site at 15472
Road 35.3 in Mancos, CO, within the County of Montezuma (the
"Mancos site"), as the site for the proposed group residence. The
owners of the property had operated a Bed & Breakfast Lodge on the
property. Brach and the property owners began negotiations for
Brach to purchase the property.
- Upon information and belief, the Mancos site is located
in an unincorporated area within Montezuma County.
- In April of 1999, Brach contacted the Montezuma County
Planning office to inquire of county officials, in their official
capacity, about zoning requirements applicable to the Mancos site.
He was told that the property at 15472 Road 35.3 in Mancos was
unzoned, and that consequently all that was required for zoning
purposes to operate the proposed group home was that he obtain a
"letter permit" from the County. Between April and June of 1999
Brach was told by two different representatives of the Planning
Department, in their official capacities, that as long as his
proposed use of the property met the applicable "threshold
standards," the letter permit would be granted.
- On or about June 28, 1999, Brach filed an application for
a "letter permit" with the County, indicating that his proposed use
of the property met all applicable "threshold standards."
- In a description of the proposed group home submitted
with the permit application, Brach notified the County that some of
the clients would be Native American and that the location was well
suited for serving Western Colorado and the Native American
population.
- On or about July 12, 1999, the Board of County
Commissioners of Montezuma County determined that instead of a
"letter permit," Brach would have to obtain a "high impact permit"
in light of his proposed use of the property. The Board referred
the matter to the Montezuma County Planning Commission.
- The Montezuma County Land Use Code requires the County to
send written notice of an application and public hearing concerning
a high impact permit only to adjoining landowners. However, while
there are only five or six parcels of property adjoining the
property on which Brach proposed to site the group home, the County
sent a letter dated July 14, 1999 to fifty-three (53) separate
households inviting them to voice their concerns about the permit
application at public meetings before both the Planning Commission
and the Board of County Commissioners.
- On or about July 22, 1999, the Montezuma County Planning
Commission, after taking comments from the public, recommended that
Brach's application for a high impact permit be denied.
- On or about August 9, 1999, two members of the three
member Board of County Commissioners held a public hearing on
Brach's application for a high impact permit to operate the
proposed group home. Area residents who attended this hearing, sa
well as the earlier Planning Commission meeting, made numerous
comments indicating opposition to the siting of the proposed group
home based on the fact that the prospective residents of the home
would be people with disabilities and/or Native American. At the
conclusion of the hearing, the two Commissioners voted to deny
Brach's application.
- The proposed residents of the group home are
"handicapped" within the meaning of 42 U.S.C. § 3602(h).
- The proposed residential facility is a "dwelling" within
the meaning of 42 U.S.C. § 3602(b).
- The defendant's refusal to issue either a letter permit
or a high impact permit prevented John Brach from establishing and
operating the proposed group home at the Mancos site.
- The defendant's actions in refusing to issue a letter
permit or a high impact permit were taken on account of the
handicap and race, color, or national origin of the prospective
residents of the group home, in violation of 42 U.S.C. §§ 3604(a),
3604(b), 3604(f)(1), and 3604(f)(2).
- The County's conduct was intentional, willful, and taken
in disregard of the rights of others.
- The defendant's refusal to allow John Brach to establish
and operate the Eagle's Nest Adolescent Treatment Center
constitutes a denial to a group of persons of rights granted by
Title VIII of the Civil Rights Act of 1988, 42 U.S.C. §§ 3601-3619,
that raises an issue of general public importance, 42 U.S.C. § 3614
(a).
- John Brach and other persons who have been, or who may
have been, the victims of the County's discriminatory practices are
aggrieved persons, as defined in 42 U.S.C. § 3602(i). These persons
have suffered, or may have suffered, damages as a result of the
defendant's conduct.
WHEREFORE, the United States prays that the Court enter an
ORDER that:
- Declares that the actions of Montezuma County described
herein constitute a violation of the Fair Housing Act;
- Enjoins Montezuma County, its agents, employees, assigns,
successors and all other persons in active concert or participation
with them, from violating any provision of the Fair Housing Act on
the basis of disability, race, color, or national origin;
- Enjoins Montezuma County, its agents, employees, assigns,
successors and all other persons in active concert or participation
with them, to make reasonable accommodations in their policies,
practices, rules or services as required by the Fair Housing Act,
including accommodations that permit the establishment and
operation of group residences;
- Requires such action by Montezuma County as may be
necessary to restore all persons aggrieved by the County's
discriminatory housing practices to the position they would have
occupied but for such discriminatory conduct;
- Awards such damages as would fully compensate each person
aggrieved by Montezuma County's discriminatory housing practices
for their injuries caused by such discriminatory conduct, pursuant
to 42 U.S.C. § 3614(d)(1)(B);
- Awards each person aggrieved by Montezuma County's
discriminatory housing practices appropriate punitive damages,
pursuant to 42 U.S.C. § 3614(d)(1)(B); and
- Assesses a civil penalty against Montezuma County in an
amount of money authorized by 42 U.S.C. § 3614(d)(1)(C), in order
to vindicate the public interest.
The United States further prays for such additional relief as the interests of justice may require.
|
JANET RENO Attorney General |
|
BILL LANN LEE Assistant Attorney General |
|
JOAN A. MAGAGNA Chief, Housing and Civil Enforcement Section
|
|
ISABELLE M. THABAULT Deputy Chief CATHERINE A. BENDOR Attorney U.S. Department of Justice Civil Rights Division Housing and Civil Enforcement Section P.O. Box 65998 Washington, D.C. 20035-5998 Tel. (202) 514-4305 Fax. (202) 514-1116 |
Document Filed: December 21, 2000.