This case concerns an amendment to the Zoning Resolution of the City of New York (the “Zoning Amendment”) regulating the zoning of “adult establishment[s],” as defined by the Zoning Amendment. The principal provisions of the Zoning Amendment limit the permissible locations of adult establishments to non-residential districts
The factual background of the Zoning Amendment is detailed both in Buzzetti and in prior state and federal decisions arising from the instant litigation, with which we assume familiarity. See Hickerson v. City of New York,
I.
We review the district court’s denial of a preliminary injunction for an abuse of discretion. See Bery v. City of New York,
Under the full faith and credit statute, 28 U.S.C. § 1738,
We agree with the district court that the issues decided and the standards applied by the New York state courts in rejecting plaintiffs’ state constitutional challenge are the same that would be applicable to plaintiffs’ First Amendment claim. Under both the federal and state Constitutions, the Zoning Amendment must: (1) be “content neutral,” in the sense that it is aimed not at the restricted speech itself but at the negative secondary consequences that flow from it; (2) serve substantial government interests and be no broader than necessary to serve these interests; and (3) leave open reasonable alternative avenues of communication. Compare City of Renton v. Playtime Theatres, Inc.,
Plaintiffs do not deny that the state and federal standards are nominally the same in all material respects, but rather argue that the standards are applied differently in state and federal court. In particular, plaintiffs contend that federal courts require greater proof from municipalities that the non-speech-related government interests at stake are substantial and that reasonable alternative avenues of communication remain available. We note that this contention is in stark contrast to plaintiffs’ repeated assertions in earlier stages of this litigation that New York courts apply more favorable standards to their free-speech claims than federal courts. In any event, apart from their recent vintage, plaintiffs’ arguments are mistaken.
A. Substantial Government Interests
With respect to the substantiality of New York’s non-speech-related interests in the Zoning Amendment, the New York Court of Appeals observed that “the City Council assembled an extensive legislative record connecting adult establishments and negative secondary effects, including numerous studies on the effects of adult establishments both within and without New York City.” Stringfellow’s,
Plaintiffs now raise the same objections to the City’s evidence that were rejected by the New York Court of Appeals, and despite that court’s thorough review and analysis of the legislative record, plaintiffs claim that federal law requires the City to provide greater evidence of negative secondary effects than the New York courts required. Accordingly, plaintiffs contend that they are not estopped from relitigating the sufficiency of the City’s evidence under this allegedly more stringent federal standard. In arguing that a more stringent standard exists, plaintiffs rely almost exclusively on Phillips v. Borough of Keyport,
In any event, quite apart from the fact that we find no merit in plaintiffs’ argument that the federal standard for judging the substan-tiality of New York’s non-speech-related interests is stricter than the state standard,' this Court, in Buzzetti, has already considered and rejected the argument that the legislative record is inadequate, as a matter
Renton emphasized that city officials were not required to make particular findings regarding the secondary effects of adult entertainment in Renton itself, but rather were “entitled to rely on the experiences of ... other cities.” Renton,475 U.S. at 51 ,106 S.Ct. at 931 ; see id. at 51-52,106 S.Ct. at 931 (“The First Amendment does not require a city, before enacting such an ordinance, to conduct new studies or produce evidence independent of that already generated by other cities, so long as whatever evidence the city relies upon is reasonably believed to be relevant to the problem that the city addresses.”). Thus, New York City’s reliance on studies from a variety of other areas of the country was well-placed. But ... New York City went beyond this minimal requirement: the DCP conducted its own detailed study, consulted other studies conducted in particular neighborhoods of New York City, and considered testimony given at public hearings in New York.
B. Alternative Avenues of Communication
Plaintiffs’ argument that federal courts apply a more stringent standard than the New York courts applied to determine whether there are “reasonable alternative avenues of communication” is also unavailing. Indeed, the New York Court of Appeals summarized the standard that federal courts have applied, and proceeded to apply that very standard as the basis for its inquiry under the state Constitution. The court’s discussion merits quotation at length:
Relying on a formula derived from City of Renton v. Playtime Theatres..., the federal courts have generally concluded that reasonable alternative avenues of communication exist if there is sufficient land area open for use by adult businesses “in all stages of development from raw land to developed, industrial, warehouse, office and shopping space that is crisscrossed by freeways, highways and roads” (id., at 53-54,106 S.Ct. 925 ). Under Ren-ton, land that is already occupied by commercial and manufacturing facilities and undeveloped land that is not for sale or lease is not to be automatically deemed unavailable. Further, any reduction in profitability caused by a forced relocation is not relevant to the availability inquiry (see, City of Renton v. Playtime Theatres, [475 U.S.] at 53,106 S.Ct. 925 ; Woodall v. City of El Paso,49 F.3d 1120 , 1124-25 [ (5th Cir.) ], cert [.] denied [,]516 U.S. 988 ,116 S.Ct. 516 ,133 L.Ed.2d 425 [ (1995) ]; Grand Brittain, Inc. v. City of Amarillo, Tex.,27 F.3d 1068 , 1070 [ (5th Cir.1994) ]; see also, Town of Islip v. Caviglia, [73 N.Y.2d 544 ,] 555, 560,542 N.Y.S.2d 139 ,540 N.E.2d 215 [ (1989) ] (areas of a municipality set aside for adult uses need not be prime locations)). Rather, the inquiry is limited to the physical and legal availability of alternative sites within the municipality’s borders and whether those sites are part of an actual business real estate market (see, Topanga Press, Inc. v. City of Los Angeles,989 F.2d 1524 , 1530-31 [ (9th Cir.1993) ], cert [.] denied [,]511 U.S. 1030 ,114 S.Ct. 1537 ,128 L.Ed.2d 190 [ (1994) ]; see also, Woodall v. City of El Paso, supra; Alexander v. City of Minneapolis,928 F.2d 278 [ (8th Cir.1991) ].)
In determining whether proposed relocation sites are part of an actual business real estate market, the courts have considered such factors as their accessibility to the general public, the surrounding infrastructure, the pragmatic likelihood of their ever actually becoming available and, finally, whether the sites are suitable for “some generic commercial enterprise” (see [Topanga],989 F.2d at 1531 ). Notably, these considerations dovetail nicely with Islip’s requirement that there be “ample space available for adult uses after the rezoning” and no showing of a substantial reduction in the total number of adult outlets or the accessibility of those outlets to their potential patrons (73 N.Y.2d at 555, 560 ,542 N.Y.S.2d 139 ,540 N.E.2d 215 ). With these considerations as a backdrop, we*107 turn now to the specific facts and contentions presented here.
Stringfellow’s, 91 N.Y.2d at -,
Significantly, the two cases most heavily relied upon by plaintiffs in arguing thatfed-eral law imposes more of an evidentiary burden on the City to prove the availability and suitability of alternative sites than the New York state courts imposed—Topanga Press, Inc. v. City of Los Angeles and Woodall v. City of El Paso—were cited and relied upon by the New York Court of Appeals. Forced to acknowledge this fact, which strongly suggests that the state court was not answering a different question or applying a standard less favorable to plaintiffs than federal courts would apply, plaintiffs argue that while “the New York Court of Appeals did refer to the Topanga and Woodall decisions[, a]nd ... did suggest that the City was obligated to demonstrate ‘the physical and legal availability of alternative sites .... and whether those sites are part of the actual business real estate market[,]’ ... there is a serious analytic gap between this language ... and the factual record developed in the state trial court.” Brief of Hickerson Appellants at 31-32. Plaintiffs argue, in other words, that while the New York Court of Appeals purported to be making the same determination that a federal court would make under federal law to determine the availability of “reasonable alternative avenues of communication,” plaintiffs should not be collaterally estopped from relitigating this issue because the “serious analytic gap” between the evidence and the recited standard belies any conclusion that federal standards were genuinely applied.
We find no such “serious analytic gap,” nor any reason to doubt that the New York Court of Appeals answered the same question that would be. dispositive under federal law. Plaintiffs’ primary argument to the contrary is that federal law requires municipalities to identify the specific physically and legally available relocation sites. Plaintiffs have produced an affidavit from a land-use planning consultant, Robert McLaughlin (the “McLaughlin Affidavit” or “Affidavit”), which asserts that some of the land identified by the City as available for relocating adult establishments is not realistically available, for a variety of reasons — some of the land, for example, is allegedly occupied by “oil tank farms” and structures including “numerous and large facilities of the New York City Sanitation Department.” McLaughlin Affidavit at 24, 26. Unless the City can precisely identify the “physically and legally available” sites to which the approximately 147 adult establishments, that will need to relocate can move, plaintiffs argue, the City has not carried its burden of proving that “reasonable alternative avenues of communication” exist under federal law.
Plaintiffs’ argument suffers from several flaws. First, we are aware of no federal case, and plaintiffs direct our attention to none, that requires municipalities to identify the exact- locations to which adult establishments may relocate, as opposed to identifying the general areas that remain available and proving that such areas contain enough potential relocation sites that are “physically and legally available” to accommodate the adult establishments. This is precisely the standard of proof to which the New York Court of Appeals held the City. Clearly then, to second-guess that court’s determination of this issue would violate the full faith and credit statute.
After observing that “it is incumbent upon the municipal defendants to demonstrate that sufficient alternative receptor sites are available,” Stringfellow’s, 91 N.Y.2d at -,
The court did not ignore plaintiffs’ evidence — namely, the McLaughlin Affidavit— that portions of the 4% of “unencumbered” land identified by the City were not realistically available, but rather found this evidence insufficient to raise a material question of fact regarding the availability of “reasonable alternative avenues of communication.” The court partially discredited the McLaughlin Affidavit because McLaughlin considered land to be “unavailable” that, under Renton, is not to be excluded — such as industrial areas, undeveloped land, and warehouse areas. See Renton,
The most significant flaw in McLaughlin’s affidavit ... is the absence of any attempt to quantify his observations or to make concrete allegations as to precisely how many of the 500 potential receptor sites identified by defendants were, in his estimate, unavailable.6 To be sure, the affidavit lists a significant number of sites that are pragmatically unavailable because their current uses are so entrenched that they are unlikely to become part of the commercial real estate market in the foreseeable future. Included in this category are such diverse sites as those that house the northern half of Federal Plaza in Manhattan, the Clay Pit Ponds State Park Preserve in Staten Island, a New York City fire house in Brooklyn and a United Parcel Service facility in Queens. However, McLaughlin's criticisms about various individual sites do not provide an adequate counter to defendants’ supported claim that within the available acreage as a whole there are more than enough receptor sites to accommodate the existing adult entertainment industry.
Stringfellow’s, 91 N.Y.2d at -,
In sum, there is no reason to doubt that the New York Court of Appeals applied the same standard and answered the same questions that apply under federal law in determining whether the Zoning Amendment provided for “reasonable alternative avenues of communication.” The argument that federal law would have required the City to identify the precise sites to which adult establishments could relocate is not only unsupported by any federal case law, but is belied by our recent decision in Buzzetti. In Buzzetti, far from suggesting that the City’s evidence was inadequate because it was not site-specific, we held that “there can be no doubt on this record that the Zoning Amendment allows for reasonable alternative avenues of communication.”
C. Plaintiffs’ Opportunity to Litigate the Issues in State Court
Collateral estoppel will only apply if plaintiffs had a “full and fair opportunity” in Néw York state court to litigate the issues that they now seek to relitigate in federal court. See In re Sokol,
Accordingly, because the same issues decided by the state courts are dispositive of plaintiffs’ claims under the First Amendment, and because plaintiffs had a full and fair opportunity to litigate these issues in state court, they are collaterally estopped from relitigating them in federal court.
II.
Plaintiffs argue that they are not precluded from litigating their First Amend
Consistent with England’s focus on the problem of depriving a litigant who has “invoked” the jurisdiction of a federal court from being deprived of that choice “without his consent and through no fault of his own,” the Supreme Court appeared to suggest in a subsequent case 'that an England reservation would only be available when the federal courts were a litigant’s initial forum of choice. See Allen v. McCurry,
In the instant ease, plaintiffs did not invoke the jurisdiction of the federal court in the first instance, only to have the court invoke Pullman abstention. Instead, they filed suit in state court, which they believed would look upon their free-speeeh claims more favorably. Moreover, after defendants removed the case to federal court, plaintiffs moved to remand the ease in its entirety (including their First Amendment claim) to state court, arguing that the case was not properly removable and also vigorously urging that their state constitutional claims “predominate[d],” while their First Amendment claim was a mere “adjunct” or “supplement.” See Affirmation on Behalf of Amsterdam Video Plaintiffs, in Support of Motion to Remand, dated April 26, 1996 (United States District Court for the Southern District of New York, No. 96 Civ. 2204), in Joint Appendix at 227. The district court, -in response to plaintiffs’ motion, abstained under Pullman and remitted the state claims to state court, but denied plain
Under these circumstances, plaintiffs cannot meaningfully be said to have been deprived of a federal forum for their federal claims “without [their] consent and through no fault of [their] own.” England,
We are not persuaded that a contrary result is required by footnote 13 of England, which contains some broad language seized upon by plaintiffs, but which we read simply to indicate that an England reservation is available not only to plaintiffs, but also to defendants who have removed the case to federal court, only to have the district court abstain. Footnote 13 states:
The reservation may be made by any party to the litigation. Usually the plaintiff will have made the original choice to litigate in the federal court, but the defendant also, by virtue of the removal jurisdiction, 28 U.S.C. § 1441(b), has a right to litigate the federal question there. Once issue has been joined in the federal court, no party is entitled to insist, over another’s objection, upon a binding state court determination of the federal question. Thus, while a plaintiff who unreservedly litigates his federal claims in the state courts may thereby elect to forgo his own right to return to the District Court, he cannot impair the corresponding right of the defendant. The latter may protect his right by either declining to oppose the plaintiffs federal claim in the state court or opposing it with the appropriate reservation.
England,
III.
Apart from their reliance on England, plaintiffs raise several other arguments as to why collateral estoppel does not apply, each of which is without merit. First, citing Bose Corp. v. Consumers Union of United States, Inc.,
Plaintiffs also rely on the doctrine that “changes in facts essential to a judgment will render collateral estoppel inapplicable in a subsequent action raising the same issues.” Montana,
A final point that, in plaintiffs’ view, counsels against the application of collateral es-toppel, is that Supreme Court review is unavailable with respect to the New York state courts’ determination of a question of state law. This argument fails to appreciate that the district court made a determination of federal law — namely, that the issues decided and the standards applied by the New York courts are the same as those that would be dispositive under the First Amendment. If the district court’s interpretation of the governing First Amendment standards were mistaken, and if this Court were mistaken in affirming the district court’s interpretation of federal law, the Supreme Court would remain free to so find and to order this case to proceed in district court.
In sum, under the full faith and credit statute and New York’s law of collateral es-toppel, plaintiffs may not relitigate their First Amendment claim in federal court because the same issues that are dispositive of this claim have already been decided in state court. Plaintiffs had a full and fair opportunity to litigate these issues in state court, and they raise no valid ground for barring the application of the doctrine of collateral estop-pel. Accordingly, plaintiffs can show neither “a likelihood of success on the merits” nor “sufficiently serious questions going to the merits to make them a fair ground for litigation,” and the district court’s denial of plaintiffs’ motion for a preliminary injunction was entirely proper. We have considered all of plaintiffs’ other arguments, and find them to be without merit. The stay of Judge Ce-darbaum’s March 6, 1998 order is hereby vacated, the judgment of the district court is affirmed, and the Zoning Amendment may be enforced forthwith.
Notes
. Even prior to the passage of the Zoning Amendment, New York City’s Zoning Resolution prohibited new commercial development in resi-dentially zoned districts. Under the Zoning Amendment, adult establishments are also barred from certain districts that are zoned for commercial and manufacturing uses, but that permit new residential development as well.
. During the prior state-court proceedings, the enforcement of the Zoning Amendment was stayed by court order. The stay was terminated by Judge Cedarbaum’s March 6, 1998 order denying plaintiffs’ application for a preliminary injunction. Judge Cedarbaum stayed her order until March 11, 1998, to allow plaintiffs to seek a stay in this Court. Judge Walker extended the stay to March 11, 1998 so that the issue .could be considered by a three-judge panel, and the panel ordered the appeal to be expedited and extended the stay through the hearing of the expedited appeal. At oral argument of this expedited appeal on April 29, 1998, we extended the stay until further order of this Court.
. 28 U.S.C. § 1738 provides, in pertinent part, that state court determinations "shall have the same full faith and credit in every court within the United States ... as they have by law or usage in the courts of such State ... from which they are taken.”
. Although plaintiffs argue on appeal that the DCP’s own study suggests no correlation between adult establishments and the negative secondary effects identified by the City, the New York Court of Appeals took account of, and rejected, this very argument, observing that "[a]l-though the DCP acknowledged that its analysis of the hard data regarding the relationship between adult uses and urban ills did not yield conclusive resúlts, a reading of its report as a whole indicates that the negative perception of adult enterprises held by the business community and the public itself results in disinvestment, with the concomitant deterioration in the social and economic well-being of the surrounding area.” Id. at *7.
. The accessibility of potential sites in the so-called “outer boroughs” disposes of plaintiffs’ argument — which, in any event, is without foundation and unsupported by case law — that in contrast to the state courts’ analysis, the First Amendment requires proof of adequate available sites on a borough-by-borough basis.
. McLaughlin subsequently did quantify, in a new but substantially similar affidavit submitted to the district court, the number of sites he .considered to be realistically available (90). However, in light of our agreement with the district court that plaintiffs had a full and fair opportunity to present evidence in state court, see infra, this belated submission does not affect our collateral estoppel inquiry. "A party ... cannot avoid issue preclusion simply by offering evidence in the second proceeding that could have been admitted, but was not, in the first." 18 James Wm. Moore, et al., Moore's Federal Practice § 132.02(2)(d), at 132-26 (3d ed.1998); see, e.g., Yamaha Corp. v. United States,
