5297 Pulaski Highway, Inc. v. Town of Perryville

519 A.2d 206, 69 Md. App. 590, 1987 Md. App. LEXIS 224
CourtCourt of Special Appeals of Maryland
DecidedJanuary 8, 1987
Docket379, September Term, 1986
StatusPublished
Cited by6 cases

This text of 519 A.2d 206 (5297 Pulaski Highway, Inc. v. Town of Perryville) is published on Counsel Stack Legal Research, covering Court of Special Appeals of Maryland primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
5297 Pulaski Highway, Inc. v. Town of Perryville, 519 A.2d 206, 69 Md. App. 590, 1987 Md. App. LEXIS 224 (Md. Ct. App. 1987).

Opinion

GILBERT, Chief Judge.

This is the first appeal this Court has encountered in which the validity of a zoning ordinance has been attacked on First Amendment grounds. The ordinance is alleged to violate the First Amendment’s mandate that “Congress shall make no law ... abridging the freedom of speech, or of the press----” Inasmuch as that amendment has been made applicable to the States through the Due Process Clause of the Fourteenth Amendment, it is now before us. Edward v. South Carolina, 372 U.S. 229, 83 S.Ct. 680, 9 L.Ed.2d 697 (1963); Young v. American Mini Theatres, 427 U.S. 50, 52, 96 S.Ct. 2440, 2443, 49 L.Ed.2d 310 (1976).

The Facts

The Commissioners of the Town of Perryville enacted an amendment to the town’s zoning ordinance to provide:

“Adult Bookstore/Adult Entertainment Center shall be restricted to C-2 zone only, provided that no such use may be permitted within 1,800 feet of the boundary of the property upon which sets any church, school, hospital, or other similar institution for human care.”

Those two enterprises are permitted in C-2 zones if the applicant satisfies the town’s Board of Appeals with respect to thirteen hereinafter listed criteria.

5297 Pulaski Highway, Inc., operates Treasure Lingerie and Gift Shop, a retail store selling women’s lingerie and associated items. The shop, we are informed, is divided into two sections. In the forward part lingerie is displayed and sold. The back portion contains an assortment of “adult” books and magazines. 1

*593 Kay Smith 2 in July 1984 made application on behalf of 5297 corporation for a zoning occupancy permit to operate a “lingerie shop.” That application was filed approximately four months after the adoption of the ordinance involved in this appeal. No mention of an “adult bookstore” appears anywhere in the application for the “lingerie shop.”

The Town of Perryville filed a complaint in the Circuit Court for Cecil County in which the town sought an injunction against the selling at 5297 Pulaski Highway of anything “other than woman’s [sic] lingerie and associated woman’s [sic] clothing.” Among the defenses asserted by 5297 were that “[ordinance 84-1 of the Town of Perryville is on its face ... [violative] of ... the First and Fourteenth Amendments to the Constitution of the United States____”

The chancellor thought and held otherwise. The trial court further determined that the books and magazines were obscene. As a result of the circuit court’s findings and holdings, the 5297 corporation was “enjoined from selling any items which are the subject of this suit other than women’s lingerie ... unless or until ... a conditional use permit [is obtained]____”

In this Court 5297 asserts that the trial court erred in not holding the Perryville ordinance unconstitutional and in finding that the books and magazines were obscene.

*594 Facial Constitutionality

The circuit court held that Perryville Ordinance 84-1 was constitutional inasmuch as the Commissioners of the Town of Perryville articulated a reasoned and significant basis for the ordinance.

We have not been directed to, nor have we found, any Maryland appellate decision addressing a challenge to a zoning ordinance on the ground that it violated the First and Fourteenth Amendments to the Constitution of the United States. The Supreme Court and other federal court decisions provide us, however, with a plethora of authority.

The most recent Supreme Court decision interpreting First Amendment mandates with respect to zoning ordinances is City of Renton v. Playtime Theatres, Inc., — U.S.-, 106 S.Ct. 925, 89 L.Ed.2d 29 (1986). Renton was concerned with theatre owners who intended to exhibit adult films in violation of an ordinance which proscribed the location of adult motion picture theatres within 1,000 feet of any residential zone, single- or multiple-family dwelling, church, park, or school. Playtime Theatres, the owner of two adult motion picture establishments, sought an injunction against enforcement of the ordinance. Additionally, Playtime prayed that the Federal District Court declare the ordinance violative of the theatre’s First and Fourteenth Amendment rights. The Supreme Court upheld the ordinance as a valid governmental response to the serious problems created by adult theatres. In so holding, the Court relied substantially on its earlier decision in Young v. American Mini Theatres, Inc., 427 U.S. 50, 96 S.Ct. 2440, supra.

Justice (now Chief Justice) Rehnquist, writing for the majority, stated in Renton that because the ordinance did not altogether ban adult theatres it was a valid “time, place and manner regulation,” rather than a restriction on the content of speech. Speaking through Justice Rehnquist, the Court said, “[Cjontent-neutral time, place and manner regulations are acceptable so long as they are designed to *595 serve a substantial government interest and do not unreasonably limit alternative avenues of communication.” 106 S.Ct. 925 at 928. The Renton City Council’s predominate concerns, the Court opined, were the secondary effects of adult theatres on the surrounding community, rather than the content of the films. The Court declared the ordinance a valid content-neutral time, place and manner regulation of protected speech.

Similarly in Young v. American Mini Theatres, supra, the Court turned back a challenge to an ordinance that prohibited placing an adult movie theatre within 1,000 feet of any other two regulated uses including adult entertainment centers, liquor stores, and hotels. Speaking through Justice Stevens, the Court held that Detroit’s efforts to avoid a concentration of adult-oriented theatres in a specified area, so as to prevent urban blight and crime, was a legitimate state interest. The ordinance in Young v. American Mini Theatres, like that in Renton, did not completely eliminate dissemination of sexually explicit materials.

The concern of the Perryville Town Commissioners, in the case sub judice, is in the secondary effects that unregulated adult bookstores would have on the community, not the suppressing of speech embodied in the inventory of adult bookstores.

The ordinance here under attack declares that it seeks to protect and “promote the public health, safety, welfare, morals, order, comfort, convenience, appearance, prosperity or general welfare.”

The record contains minutes from community meetings during which the townspeople voiced their concern with problems that unregulated bookstores would create relative to safety, adequacy of public facilities, traffic, and the diminution of property values.

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519 A.2d 206, 69 Md. App. 590, 1987 Md. App. LEXIS 224, Counsel Stack Legal Research, https://law.counselstack.com/opinion/5297-pulaski-highway-inc-v-town-of-perryville-mdctspecapp-1987.