Bottone v. Town of Westport

553 A.2d 576, 209 Conn. 652, 1989 Conn. LEXIS 6
CourtSupreme Court of Connecticut
DecidedJanuary 24, 1989
Docket13370
StatusPublished
Cited by51 cases

This text of 553 A.2d 576 (Bottone v. Town of Westport) is published on Counsel Stack Legal Research, covering Supreme Court of Connecticut primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Bottone v. Town of Westport, 553 A.2d 576, 209 Conn. 652, 1989 Conn. LEXIS 6 (Colo. 1989).

Opinions

Arthur H. Healey, J.

The sole issue in this case is whether General Statutes § 7-147, as it existed on January 12, 1988,1 was unconstitutional. On January 12, [654]*6541988, the trial court, Fuller, J., found that the statute lacked sufficient standards to guide municipalities in enacting waterway protection ordinances under it and thus held the statute to be an unconstitutional delegation of legislative authority. We disagree.

Lester Bottone, Jr., is the record title owner of two building lots in the town of Westport. The two parcels of land abut the town of Norwalk on their westerly side, and a stream passes through one of the lots and near the other. Both lots have frontage on Belaire Drive and slope downhill from the road toward the stream. Although the parcels contain soils designated as inland wetlands under the Inland Wetlands and Watercourses Act; General Statutes §§ 22a-36 through 22a-45; the subdivision in which the lots are located was approved prior to the effective date of the inland wetlands regulations and, therefore, the lots are exempt from those regulations. The town, however, claims that the lots are subject to Westport’s Waterway Protection Lines Ordinance (WPLO), Westport Code §§ 148-1 through 148-17, as amended January 14, 1983.

Westport Code § 148-1 sets forth the purpose of the waterway protection lines.2 The ordinance was designed to protect the town’s waterways “from activities that would cause hazards to life and property and/or activities having adverse impact upon the flood-carrying and [655]*655water storage capacity of the waterways, the flood heights and the natural resources and ecosystems of the Town of Westport.” Westport Code § 148-1. Section 148-2 of the code defines “waterway” as “[a]ny river, stream, brook watercourse or tributary . . . .” The protection lines under the ordinance are set at the twenty-five year storm flood elevation. Westport Code § 148-3. To protect the waterways, the code prohibits the following activities: “dumping, filling and transferring of any materials and the encroachment by any construction, building or portion of building or other permanent structure(s) within said waterway protection lines.” Westport Code § 148-5.

Sections 148-7 through 148-12 control the application and review process for a party who desires to conduct otherwise prohibited activity. In overview, the process involves an application that is reviewed by the flood and erosion control board and the conservation commission. Westport Code § 148-7. The applicant must supply information to show that the proposed conduct will not cause conditions hazardous to life or property and will not have an adverse impact on the town’s waterways and natural resources. Westport Code §§ 148-8, 148-9. Without review by a representative town meeting, the decision of the flood and erosion control board and the conservation commission is deemed approved by the representative town meeting. The representative town meeting, however, does have authority to review and reverse a decision by the board and commission. Westport Code § 148-10. An appeal can be taken from a decision of the flood and erosion control board, the conservation commission or the representative town meeting in the manner provided for appeals from a municipal zoning board of appeals pursuant to General Statutes § 8-8. Westport Code § 148-13.

It is undisputed that the plaintiff cannot construct a residence on his property with the required primary [656]*656and secondary reserve area for the septic system without infringing on the waterway protection lines. The plaintiff applied to the defendant conservation commission for permission to construct a single-family residence on each of his two lots. On November 4, 1986, the commission denied the plaintiffs application “with prejudice” because the proposed construction was inconsistent with the WPLO. The plaintiff filed this action for declaratory relief and simultaneously filed two other actions. In one action, the plaintiff appealed the commission’s decision to the Superior Court; Bottone v. Conservation Commission, Superior Court, judicial district of Stamford-Norwalk, Docket No. CV86-0084838S; pursuant to Westport Code § 148-13. The other action was one for monetary damages claiming an unconstitutional taking of property. Bottone v. Westport, Superior Court, judicial district of StamfordNorwalk, Docket No. CV86-0084910S. At this point, only the action for declaratory relief has been heard.3

Paragraph seven of the plaintiff’s complaint alleged that General Statutes § 7-147, the enabling statute for the WPLO, was unconstitutional in that it violated his rights to due process under the fifth and fourteenth amendments to the United States constitution. Specifically, the plaintiff claimed that the statute “fail[ed] to provide standards or criteria sufficient to guarantee its uniform and consistent application and administration and [was] impermissibly vague.” In addition, in paragraph eight of his complaint, the plaintiff challenged the statute on the following grounds: (a) the enabling act was unconstitutional because it was vague, overbroad and devoid of standards; (b) the delegation of power to the town was unconstitutional because it [657]*657did not define the limits of the authority delegated; (c) the statute amounted to a taking without just compensation; (d) the jurisdiction of the department of environmental protection and inland wetlands agencies preempted regulation of all such waterways and watercourses; and (e) the statute failed to provide for adequate notice and for a public hearing. The plaintiff also challenged the WPLO on these same grounds. The only issue before this court is whether § 7-147 was constitutional. The trial court did not address the legality of the ordinance because it found a more fundamental defect in the enactment of the ordinance—a constitutional defect in the enabling act. See Santoro v. Rockwell, 14 Conn. Sup. 379, 383 (1947). Therefore, we will confine our review to the constitutionality of § 7-147.

Our examination of § 7-147 is guided by the maxim that “[i]n passing upon the constitutionality of a legislative act, we will make every presumption and intendment in favor of its validity . . . .” New Milford v. SCA Services of Connecticut, Inc., 174 Conn. 146, 148, 384 A.2d 337 (1977); Aunt Hack Ridge Estates, Inc. v. Planning Commission, 160 Conn. 109, 112, 273 A.2d 880 (1970); Edwards v. Hartford, 145 Conn. 141, 145, 139 A.2d 599 (1958). This strong presumption of validity is particularly applicable to police power legislation. 6 E. McQuillin, Municipal Corporations § 24.31 (3d Ed. Rev.); see also 1 R. Anderson, American Law of Zoning § 3.14 (3d Ed. Rev. 1986); 1 P. Rohan, Zoning and Land Use Controls § 1.02[4] n.60 (1988 Rev.).

The party challenging a statute’s constitutionality has a heavy burden of proof; the unconstitutionality must be proven beyond all reasonable doubt. State Management Assn. of Connecticut, Inc. v. O’Neill, 204 Conn. 746, 758, 529 A.2d 1276 (1987); State v. Hernandez, 204 Conn. 377, 385, 528 A.2d 794 (1987); University of Connecticut Chapter, AAUP v. Governor, 200 Conn. 386, 390, 512 A.2d 152 (1986); Keogh v. Bridgeport, 187 [658]*658Conn. 53, 60

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Hornish v. Suffield
234 Conn. App. 85 (Connecticut Appellate Court, 2025)
In re Jacob M.
Connecticut Appellate Court, 2021
MSW Associates, LLC v. Planning & Zoning Dept.
202 Conn. App. 707 (Connecticut Appellate Court, 2021)
Town of Wethersfield v. PR Arrow, LLC
203 A.3d 645 (Connecticut Appellate Court, 2019)
Brown v. Hartford
Connecticut Appellate Court, 2015
Ogden v. Zoning Board of Appeals
Connecticut Appellate Court, 2015
Pfeiffer v. Moreau
Superior Court of Rhode Island, 2010
Rudy's Limousine Service, Inc. v. Department of Transportation
826 A.2d 1161 (Connecticut Appellate Court, 2003)
Rocque v. Wal-Mart Stores, Inc., No. Cv-01-0809044 (Sep. 3, 2002)
2002 Conn. Super. Ct. 11557 (Connecticut Superior Court, 2002)
State v. Kelly
770 A.2d 908 (Supreme Court of Connecticut, 2001)
Branford Prtshp. v. Branford P. Z., No. Cv 97 039 81 02 (Oct. 25, 2000)
2000 Conn. Super. Ct. 13101 (Connecticut Superior Court, 2000)
Packer v. Board of Education
717 A.2d 117 (Supreme Court of Connecticut, 1998)
Ct Abc v. Anson, No. Cv 98-579841s (Jul. 30, 1998)
1998 Conn. Super. Ct. 9580 (Connecticut Superior Court, 1998)
Stafford Higgins Industries, Inc. v. City of Norwalk
715 A.2d 46 (Supreme Court of Connecticut, 1998)
Packer v. Thomaston Board of Education, No. Cv 97 0075242 (Jan. 9, 1998)
1998 Conn. Super. Ct. 1186 (Connecticut Superior Court, 1998)
Connecticut National Bank v. Giacomi
699 A.2d 101 (Supreme Court of Connecticut, 1997)
State v. Matos
694 A.2d 775 (Supreme Court of Connecticut, 1997)
Stafford Higgins Ind. v. City of Norwalk, No. Cv 94317449 (Mar. 10, 1997)
1997 Conn. Super. Ct. 2165 (Connecticut Superior Court, 1997)
Stafford Higgins Indus. v. City of Norwalk, No. Cv94 317449 (Mar. 10, 1997)
1997 Conn. Super. Ct. 2773 (Connecticut Superior Court, 1997)
Metro Mobile Cts v. Connecticut D.P.U.C., No. Cv 950051275s (Dec. 11, 1996)
1996 Conn. Super. Ct. 7185 (Connecticut Superior Court, 1996)

Cite This Page — Counsel Stack

Bluebook (online)
553 A.2d 576, 209 Conn. 652, 1989 Conn. LEXIS 6, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bottone-v-town-of-westport-conn-1989.