DocketNumber: No. CV 950147133
Citation Numbers: 1997 Conn. Super. Ct. 3656, 19 Conn. L. Rptr. 377
Judges: D'ANDREA, JUDGE. CT Page 3657
Filed Date: 4/17/1997
Status: Non-Precedential
Modified Date: 7/5/2016
Flix has been in operation in its present location as a business for the retail sale and rental of sexually explicit video tapes since November 1991. The plaintiff, BB Entertainment of Westchester, Inc., (the "Zebra Club") is a bar and/or restaurant serving wine and beer, with pool tables and live entertainment consisting of nude female dancers. The Zebra Club opened for business in early 1993 in its present location and there was evidence that its predecessor, the "Monkey Bar" had engaged in the same business activities.
The following additional facts are established by testimony and by the parties' stipulations of facts.2 Prior to January 1994, Flix had extensively advertised its wares by newspaper, claiming in one weekly advertisement to be "one of Connecticut's largest adult video centers." A sign on its premises proclaims "Flix Video." Prior to the adoption of § 118-1030 of the Norwalk Zoning Regulations Flix' business was, and remains today, a retail business located in a B-2 business district, which permits retail sales as of right. Also, prior to the enactment in question, there had been no other zoning regulations in effect which prohibited the retail sale and rental of videos at Flix' location.
Likewise, the Zebra Club had advertised its business extensively including advertisements in several local newspapers, two AM radio stations and one FM station. A grand opening was held on May 12, 1993. The club is, and was prior to § 118-1030, located in an LI-1 zone (Light Industrial 1 Zone)3 wherein a bar and/or restaurant is a permitted use as of right. Before the passage of § 118-1030, no other zoning regulations prohibited such use at the Zebra Club premises.
On January 19, 1994, the defendant Norwalk Zoning Commission amended the zoning regulations by adding § 118-1030, effective January 28, 1994, thereby establishing rules and regulations with respect to the use and operation of "Adult Use Establishments."4 Also, effective on said date, the CT Page 3658 definition of Adult Use Establishments was added to § 118-100 of the Regulations.5 Section 118-1031, enacted with § 118-1030 provides for the amortization of such businesses existing as of the time of the passage of the new regulations. This provision allows a nonconforming establishment to continue to operate for not more than two years from the effective date of the ordinance.6 The plaintiffs allege and the defendants admit that as a result of the adoption of § 118-1030, the businesses of both plaintiffs are no longer permitted uses under the Norwalk Zoning Regulations and that under § 118-1031, both establishments "could be amortized out of existence two (2) years after the effective date of the Regulation which is January 28, 1996." See, Paragraphs 5 and 7 of the Complaint and Intervening Complaint.
The courts of this state have been granted the power to declare rights and legal relations by virtue of Connecticut General Statute §
The defendants have cited to no authority contrary to the precepts espoused in Sigal.9 See also, Horton v. Meskill,
This case is not about the societal acceptability of the plaintiffs' businesses, nor is the decision herein to be construed as a comment thereon. Neither does the matter concern the legality or propriety of these endeavors under any criminal law, or liquor regulations, or any governmental mandate that may exist concerning obscene sales or conduct, or any other governmental mandate that may affect the plaintiffs. Indeed, the court does not herein determine the right of the City of Norwalk to regulate, through zoning, the operation of "adult uses establishments" or where they may be located.
The sole issue in this case is whether the City of Norwalk, through its zoning regulations, may require the plaintiffs' existing businesses to discontinue operation because of the subsequent passage of a provision which prohibits such businesses in their respective zoning districts. Stated otherwise, can Norwalk prohibit a valid nonconforming use under state law and its own zoning code?
The threshold question is whether the businesses of the plaintiffs constitute legal nonconforming uses. As to plaintiff Flix video, its retail business began in 1991, prior to the adoption of § 118-1030 in 1994 and was and is located in a B-2 business district which permits retail business. Prior to § 118-1030 there was no zoning regulation in effect which prohibited the retail sale and rental of videos on the plaintiffs' property, nor are there any zoning violations of record which concern this case. Flix widely advertised its store and there is no evidence in the record that the use of the premises for the sale and rental of "adult videos" was not generally known in the neighborhood continuously since its inception.
The plaintiff BB Entertainment of Westchester, Inc.'s Zebra Club and its use as a bar/restaurant featuring live female nude dancers dates back to at least 1993. Similar to the zoning history of Flix, a bar/restaurant was a permitted use in the zoning district in which the plaintiff was and is located prior to enactment of § 118-1030, and the Zebra Club was, from its inception, generally known in the neighborhood for the uses in which it engaged. The court finds that both businesses were in CT Page 3661 continuous operation from the respective dates of their commencement.
A nonconforming use is a use which would constitute a violation of a zoning regulation or amendment were it not the fact that it has been "grandfathered" because it predates such regulation or amendment. "There exists throughout Norwalk lawful lots, structures and uses of land which are nonconforming because they do not comply with [the zoning regulations] as originally adopted or subsequently amended. The purpose of this regulation is to permit nonconformities to continue . . ." Building Zone Regulations of the City of Norwalk, Article 80. Section 118-800A. A nonconforming use is deemed to have existed before the effective date of an amendment to the Regulations "if the use was in being on a continuous basis . . ." Id., § 118-800A.
Connecticut General Statutes §
The uses of both plaintiffs were, under the zoning regulations, valid and legal prior to the adoption of the Zoning changes in question. The Norwalk Zoning Regulations themselves reached the same conclusion as to the nonconformity of the plaintiffs' uses. Section 118-1031A(1) renders that finding indisputable:
Any adult use establishment operating on the effective date of this regulation, which does not comply with one (1) or more of the above restrictions shall be deemed a nonconforming use. Norwalk Zoning Regulations § 118-1031A(1).14
It is the next sentence of section 118-1031A(1) which is the offender and of which the plaintiffs complain:
. . . such nonconforming adult use establishments shall be permitted to operate for a period not to exceed two (2) years, unless sooner terminated for any reason . . . Norwalk Zoning Regulations, Section 118-1031A(1).
It is this clause which impermissibly abridges the plaintiffs' rights to continue their nonconforming uses under both the Connecticut General Statutes and the Norwalk Zoning Regulations. See, Connecticut General Statutes §
Although the City of Norwalk may have the right and authority to regulate, through zoning, the location of business uses such as the plaintiffs (an issue neither presented to nor decided by the court), it clearly has no power to prohibit the continuation of the plaintiffs' businesses in their present locations.
Therefore, the court declares, pursuant to §
D'ANDREA, J.