199 Conn. 575 | Conn. | 1986
The issue in this case is whether enforcement of a zoning regulation prohibiting the use of a country club’s property for outdoor concerts or theatrical performances violates rights to free speech protected by the federal and the state constitutions. The named plaintiff, Louis Husti, the acting zoning enforcement officer of the city of Shelton, and the planning and zoning commission of the city of Shelton sought injunctive and other equitable relief to compel the defendants, Zuckerman Property Enterprises, Ltd., and others doing business as the Pinecrest Country Club,
The underlying facts are established by the memorandum of decision filed by Judge Glass in the original appeal. The defendants are the owners of a country club located in a part of Shelton that has been zoned as an R-l residential zone since 1955. In 1970, the management and operation of the country club was taken over by the defendants Robert and Jonathan Zuckerman. They improved the facilities and, in 1975, decided to book outdoor musical events at the club. The concerts were widely advertised, and tickets were sold at the entrance to the club premises. Musical groups performed on a stage with large amplifiers stacked on top or alongside of each other on the stage. The concerts, some of which were held in the early evening and continued into the night, drew thousands of people to the
The Shelton planning and zoning commission concluded, at a special meeting on April 20,1979, that the country club property “is subject to an existing nonconforming use for picnics and outings only, and does not include concerts or other activities and uses listed in Public Acts 1978, No. 78-202; said activities not being permitted by the current zoning and in violation of Section 41.4 of the zoning regulations.” On May 21,1979, the Shelton zoning enforcement officer issued an order to the defendants that: “You are hereby ordered to cease the use of the property for concerts and theatrical performances and to take such action as may be necessary to cancel any scheduled performances or activities which would be in violation of the Zoning Regulations.” The zoning order was upheld by the zoning board of appeals, and by the Superior Court. This court denied certification on September 23,1980. The order therefore definitively establishes that the activities therein described are beyond the scope of any existing nonconforming use.
Despite the order, the defendants continued to offer live entertainment at the country club. The plaintiffs unsuccessfully sought a temporary injunction prohibiting further concerts and theatrical performances, and the defendants unsuccessfully sought an immediate injunction against the plaintiffs in federal court. Both parties then pursued their claims for permanent injunctions in the trial court before Judge Rottman, who temporarily enjoined the defendants while the claims were pending.
In the hearing before Judge Rottman, the plaintiffs sought enforcement of the regulations whose validity had been established by Judge Glass. The trial court
The crucial issue before Judge Rottman, and this court, is a constitutional question concerning federal and state constitutional guarantees of free speech. The defendants claim that the right of free speech encompasses live entertainment such as the concerts that they have staged at the country club, and that Shelton’s zoning regulations unconstitutionally infringe on their right of free speech. The trial court upheld the validity of the zoning regulations. It concluded that while the Shelton zoning regulations forbade outdoor live entertainment as a principal use, it permitted such concerts in some zones as an accessory use. It determined that the adoption of the zoning regulations was the result of a substantial concern for adequate land use regulation and that the regulations were not intended to impair free speech in general or the content of a protected form of expression in particular. The court found the zoning regulations to be content-neutral, and a valid “time, place and manner” restriction. It held that the regulations had been narrowly drawn and that they were no more extensive than necessary to serve legitimate zoning interests. On the basis of all of these considerations, the court concluded that “the application of the zoning regulations under the circumstances of this case to the Defendants’ property is not unconstitutional.”
I
The first issue that we must resolve is the defendants’ claim of a violation of their federal first amendment right to free speech. This claim involves an inquiry
A
In reviewing the defendants’ federal claim, we first note that there is little question that local governments possess the constitutional authority to regulate the use of land. We have held on numerous occasions that zoning restrictions, so far as they reasonably promote public health, safety, and welfare without depriving landowners of all economically viable use of their property, are constitutional even though the effect of the restrictions may be to limit the exercise of private property rights. See, e.g., Chevron Oil Co. v. Zoning Board of Appeals, 170 Conn. 146, 151, 365 A.2d 387 (1976); St. John’s Roman Catholic Church Corporation v. Darien, 149 Conn. 712, 722-23, 184 A.2d 42 (1962); Poneleit v. Dudas, 141 Conn. 413, 417-18, 106 A.2d 479 (1954); see also Euclid v. Ambler Realty Co., 272 U.S. 365, 47 S. Ct. 114, 71 L. Ed. 303 (1926). When zoning law constricts the realm of permissible expression, however, we employ a heightened level of scrutiny to determine whether the law is valid under the first amendment to the United States constitution. The parties in this case agree that entertainment, including concerts and theatrical productions, is constitutionally protected speech that may be regulated only in certain circumstances and with sufficient justification. See Schad v. Mount Ephraim, 452 U.S. 61, 65, 101 S. Ct. 2176, 68 L. Ed. 2d 671 (1981); Doran v. Salem Inn, Inc., 422 U.S. 922, 95 S. Ct. 2561, 45 L. Ed. 2d 648 (1975); Erznoznik v. Jacksonville, 422 U.S. 205, 95 S. Ct. 2268, 45 L. Ed. 2d 125 (1975). We must decide whether constitutional justification exists in this case for Shelton’s exclusion of outdoor entertainment from a residential area.
The United States Supreme Court has recently held that a content-neutral zoning regulation that restricts the permissible time, place, and manner of protected speech is constitutional under the first amendment if the regulation “is designed to serve a substantial governmental interest and allows for reasonable alternative avenues of communication.” Renton v. Playtime Theatres, Inc., 475 U.S. 41, 50, 106 S. Ct. 925, 89 L. Ed. 2d 29 (1986); see also Clark v. Community for Creative Non-Violence, supra; Members of the City Council of Los Angeles v. Taxpayers for Vincent, 466 U.S. 789, 807, 104 S. Ct. 2118, 80 L. Ed. 2d 772 (1984); Heffron v. International Society for Krishna Consciousness, 452 U.S. 640, 649, 654, 101 S. Ct. 2559, 69 L. Ed. 2d 298 (1981); Friedson v. Westport, 181 Conn. 230, 235-36, 435 A.2d 17 (1980). Our review of the trial court’s findings, and of the underlying record convinces us that both criteria were satisfied in this case.
A city has undeniably important interests in protecting the character of its residential neighborhoods and in promoting the health, safety, and welfare of its citizens. See Belle Terre v. Boraas, 416 U.S. 1, 5-6, 94 S. Ct. 1536, 39 L. Ed. 2d 797 (1974); Berman v.
The defendants claim that the presentation of concerts at Pinecrest did not deleteriously affect the surrounding neighborhood because industrial enterprises were located on nearby property that was zoned for commercial purposes. They contend that because the area was already, in effect, a quasi-business district, their use of Pinecrest was appropriate. We reject this argument. Judge Glass has held, in a separate proceed
The defendants further claim that even if Shelton did have a substantial interest in protecting the community, its means of pursuing that interest, the exclusion of outdoor concerts from the neighborhood, was unnecessarily restrictive. We disagree. Shelton’s regulation serves to remove from residential neighborhoods some likely causes of threats to safety and tranquility. Arguably the city could have chosen to address these dangers specifically by limiting the decibel levels of concerts, limiting audience size, requiring the defendants to police their concerts, and imposing traffic restrictions. In light of the significant possibility that such measures would have been impractical, ineffective, and even counterproductive; see Planning & Zoning Commission v. Zemel Bros., Inc., 29 Conn. Sup. 45, 270 A.2d 562, petition for review dismissed, 159 Conn. 638, 268 A.2d 248 (1970); we cannot say that the exclusion of concerts from a residential district was not sufficiently narrowly tailored to accommodate the city’s substantial interests. See Renton v. Playtime Theatres, Inc., supra, 53-54.
The defendants contend that the alternatives available in Shelton do not provide adequate avenues of communication because their concerts would not be profitable if held indoors or as an accessory use to properly classified land. The United States Supreme Court in Renton responded to a similar claim by noting that “although we have cautioned against the enactment
B
The defendants also claim that Shelton’s zoning regulations are, as a matter of federal law, unconstitutionally overbroad. They argue that even if the city may prohibit concerts at Pinecrest, the zoning regulations are so broadly written that they impinge upon the protected speech of others. We do not review this claim because, as the trial court held, the defendants lack standing to pursue it.
A party has standing to raise a claim of overbreadth only if “there [is] a realistic danger that the statute will significantly compromise recognized First Amendment protections of parties not before the Court . . . .” Members of the City Council of Los Angeles v. Taxpayers for Vincent, 466 U.S. 789, 801, 104 S. Ct. 2118, 80 L. Ed. 2d 772 (1984); see also Erznoznik v. Jacksonville, 422 U.S. 205, 216, 95 S. Ct. 2268, 45 L. Ed. 2d 125 (1975); Broadrick v. Oklahoma, supra, 613-15. The defendants in this case argue that the Shelton zoning regulations jeopardize access to outdoor entertainment throughout Shelton and implicate protected activities such as political speech. These arguments cannot be sustained without a showing of a foundation for the “realistic danger” that the defendants envisage. The record does not support a claim that all outdoor enter
II
The defendants also contend that Shelton’s zoning regulations violate the Connecticut constitution. They argue that even if the United States constitution does not guarantee their right to hold rock concerts in residential areas, the state constitution does. We need not address the merits of this claim because the defendants lack standing to demand relief under the state constitution.
Our inquiry is therefore limited to a determination of whether the application of Shelton’s zoning regulations to Pinecrest violated article first, §§ 4 and 5. In order to sustain such an attack under the Connecticut constitution, the defendants must establish beyond a reasonable doubt that the regulations deny them their rights guaranteed by article first, §§ 4 and 5. See, e.g., Weil v. Miller, 185 Conn. 495, 501, 441 A.2d 142 (1981); Gentile v. Altermatt, 169 Conn. 267, 307, 363 A.2d 1
In this case, the defendants have failed to show a denial of their own constitutional rights because they have not exhausted the administrative remedies available to them under the Shelton zoning plan. There is nothing in the record to indicate that the defendants have attempted to gain permission to hold concerts as an accessory use to the Pinecrest property or to any other property in town. The defendants have also failed to seek a variance that would allow them to present outdoor entertainment. The fact that the defendants have raised state constitutional issues does not give them the right to bypass the zoning procedures of the city of Shelton. See Beit Havurah v. Zoning Board of Appeals, 177 Conn. 440, 446, 418 A.2d 82 (1979); West Hartford Methodist Church v. Zoning Board of Appeals, 143 Conn. 263, 268, 121 A.2d 640 (1956). Until the defendants have exhausted these procedures, they cannot claim that the city has denied their right of free speech under the state constitution. We therefore do not reach the merits of their state claim.
There is no error.
In this opinion the other judges concurred.
The other named defendants were Robert Zuckerman, Jonathan Zuckerman, Shelton Yacht and Cabana Club, Inc., Lascal, Inc., and First River Road Corporation.
“[General Statutes] Sec. 8-2. regulations. The zoning commission of each city, town or borough is authorized to regulate, within the limits of such municipality, the height, number of stories and size of buildings and other structures; the percentage of the area of the lot that may be occupied; the size of yards, courts and other open spaces; the density of population and the location and use of buildings, structures and land for trade, industry, residence or other purposes, and the height, size and location of advertising signs and billboards. Such zoning commission may divide the municipality into districts of such number, shape and area as may be best suited to carry out the purposes of this chapter; and, within such districts, it may regulate the erection, construction, reconstruction, alteration or use of buildings or structures and the use of land. All such regulations shall be uniform for each class or kind of buildings, structures or use of land throughout each district, but the regulations in one district may differ from those in another district, and may provide that certain classes or kinds of buildings, structures or use of land are permitted only after obtaining a special permit or special exception from a zoning commission, planning commission, combined planning and zoning commission or zoning board of appeals, whichever commission or board the regulations may, notwithstanding any special act to the contrary, designate, subject to standards set forth in the regulations and to conditions necessary to protect the public health, safety, convenience and property values. Such regulations shall be made in accordance with a comprehensive plan and shall be designed to lessen congestion in the streets; to secure safety from fire, panic, flood and other dangers; to promote health and the general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concen
For example, the Shelton zoning regulations permit, in one or more zones, theaters, assembly halls, hotels, restaurants, schools, colleges, membership clubs, recreation facilities, lodges, and community houses. The zoning board could reasonably classify live entertainment as an “accessory us[e] customary with and incidental to” any of these permitted uses. See Shelton Zoning Regulations Schedule A; see also Beit Havurah v. Zoning Board of Appeals, 177 Conn. 440, 447, 418 A.2d 82 (1979).
The defendants also argue that Shelton’s application of its zoning regulations violates the equal protection clause of the fourteenth amendment to the United States constitution. Citing a number of instances in which the city has permitted picnics at Pinecrest and outdoor entertainment in other sections of town, they claim that the city has discriminatorily enforced its zoning laws to ban rock concerts at Pinecrest. See Yick Wo v. Hopkins, 118 U.S. 356, 373-74, 6 S. Ct. 1064, 30 L. Ed. 220 (1886).
This contention finds no support in the record. The city permitted picnics at Pinecrest because, as Judge Glass held, Pinecrest’s nonconforming use includes picnics. The other outdoor events referred to by the defendants were presented in sections of town that were not classified as residential districts. These events serve not as proof of a denial of equal protection, but as evidence that the zoning plan does provide opportunities to present outdoor entertainment in the city of Shelton.
The defendants also claim that the Shelton zoning regulations and the zoning board’s enforcement order are impermissibly vague in excluding outdoor entertainment from residential districts. Judge Glass found, in the defendants’ original appeal from the order of the zoning board of appeals, that the regulations and the order were not vague. We denied the defendants’ petition for certification of their appeal from this judgment. The defendants cannot now collaterally challenge Judge Glass’s findings. See Corey v. Avco-Lycoming Division, 163 Conn. 309, 307 A.2d 155 (1972), cert. denied, 409 U.S. 1116, 93 S. Ct. 903, 34 L. Ed. 2d 699 (1973); Brockett v. Jensen, 154 Conn. 328, 337, 225 A.2d 190 (1966).
The constitution of Connecticut, article first, § 4 provides: “Every citizen may freely speak, write and publish his sentiments on all subjects, being responsible for the abuse of that liberty.”
The constitution of Connecticut, article first, § 5 provides: “No law shall ever be passed to curtail or restrain the liberty of speech or of the press.”