Harbourside Place, LLc v. Town of Jupiter, Florida

958 F.3d 1308
CourtCourt of Appeals for the Eleventh Circuit
DecidedMay 14, 2020
Docket18-12457
StatusPublished
Cited by11 cases

This text of 958 F.3d 1308 (Harbourside Place, LLc v. Town of Jupiter, Florida) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Harbourside Place, LLc v. Town of Jupiter, Florida, 958 F.3d 1308 (11th Cir. 2020).

Opinion

Case: 18-12457 Date Filed: 05/14/2020 Page: 1 of 27

[PUBLISH]

IN THE UNITED STATES COURT OF APPEALS

FOR THE ELEVENTH CIRCUIT ________________________

No. 18-12457 ________________________

D.C. Docket No. 9:16-cv-80170-KAM

HARBOURSIDE PLACE, LLC, a Florida limited liability company,

Plaintiff - Appellant,

versus

TOWN OF JUPITER, FLORIDA, a Florida municipal corporation, JUPITER COMMUNITY REDEVELOPMENT AGENCY, a dependent special district of the Town of Jupiter, Florida,

Defendants - Appellees.

________________________

Appeal from the United States District Court for the Southern District of Florida ________________________

(May 14, 2020) Case: 18-12457 Date Filed: 05/14/2020 Page: 2 of 27

Before JORDAN and JILL PRYOR, Circuit Judges, and COOGLER, * District

Judge.

JORDAN, Circuit Judge:

Harbourside Place, LLC—whom we’ll call Harbourside—is the owner of

Harbourside Place, an 11-acre commercial development located in Jupiter, Florida,

along the Intercoastal Waterway. Harbourside Place is a mix of retail, hotel, and

office space that encompasses some open public spaces, including a riverwalk and

an outdoor amphitheater. Water’s Edge Estates, a residential development, is

located across from Harbourside Place on the Intercoastal Waterway.

Not happy with the fact that provisions of the Jupiter Code were applied to

prevent Harbourside Place from holding live musical performances, Harbourside

sued Jupiter and its Community Redevelopment Agency under 42 U.S.C. § 1983.

After Harbourside filed suit, Jupiter enacted Ordinance 1-16 to deal with, among

other things, the regulation of amplified sound. Harbourside moved for a pre-

enforcement preliminary injunction, alleging in part that certain sections of

Ordinance 1-16 are content-based regulations of speech that violate the First and

Fourteenth Amendments. Harbourside also claimed that, contrary to Jupiter’s

administrative findings, it satisfied the criteria to be considered a certified outdoor

* The Honorable L. Scott Coogler, Chief Judge of the United States District for the Northern District of Alabama, sitting by designation. 2 Case: 18-12457 Date Filed: 05/14/2020 Page: 3 of 27

venue (which, among other things, would have allowed it to hold live musical

performances under the Jupiter Code).

The district court, following an evidentiary hearing, denied injunctive relief.

The district court found, as a factual matter, that Harbourside has not met the criteria

to be an outdoor venue. It also concluded that the challenged sections of Ordinance

1-16 are content-neutral and do not violate the First Amendment. Harbourside

appealed the district court’s order.

We affirm. Conducting limited abuse of discretion review—and without

definitively addressing the merits—we conclude that the district court did not abuse

its discretion in ruling that Harbourside failed to establish a likelihood of success on

its claims that it qualifies as an outdoor venue and that the challenged sections of the

Jupiter Code are content-based.1

I

As relevant here, Ordinance 1-16 establishes a two-tiered scheme for the use

of amplified sound at non-residential properties and contains a separate section

relating to outdoor live musical performances. We summarize these provisions

below, and for ease of reference we cite to Ordinance 1-16 as it is currently codified

1 We address only the issues that Harbourside has raised on appeal and do not pass on any other matters that might be presented by Harbourside’s complaint or that were addressed by the district court. For example, Harbourside has not based its First Amendment challenges on Reeves v. McConn, 631 F.2d 377, 384–86 (5th Cir. 1980) (reviewing, and holding unconstitutional, portions of a city ordinance regulating the operation of sound amplification equipment). As to any issues not specifically discussed in this opinion, we summarily affirm. 3 Case: 18-12457 Date Filed: 05/14/2020 Page: 4 of 27

in the Jupiter Code.

The Code restricts the use of outdoor sound amplification devices—in all

circumstances—between the hours of 11:00 p.m. and 7:00 a.m. It is “unlawful to

use, operate or permit to be played . . . any outdoor sound amplification machine or

device . . . for the production or reproducing of sound between the hours of 11:00

p.m. and 7:00 a.m., except if approved as an outdoor venue[.]” Jupiter Code § 13-

107(a)(1); D.E. 173 at 4.

A venue “may be approved to operate outdoor sound amplification devices

with extended hours up to 12:00 a.m.” (i.e., for an extra hour) if it meets the criteria

for an outdoor venue and complies with applicable “[e]xterior sound standards.”

Jupiter Code § 13-107(b)(1)-(6); D.E. 173 at 4. These sound standards can be found

at § 13-144, Table 2, of the Code. Measured at a three-minute equivalent sound

level (or Leq), the current sound standards for outdoor venues that are

commercial/mixed use properties without residential components are 65 dBA

between 7:00 a.m. and 11:00 p.m.; 55 dBA between 11:00 p.m. and 12:00 a.m.; and

50 dBA between 12:00 a.m. and 7:00 a.m. The standards were lower in 2015 and

2016. 2

2 The abbreviation dBA stands for A-weighted or adjusted decibels. An adjusted decibel is a “unit used to show the relationship between the interfering effect of a noise frequency, or band of noise frequencies, and a reference noise power level of—85 dBm.” McGraw Hill Dictionary of Scientific and Technical Terms 39 (6th ed. 2003). 4 Case: 18-12457 Date Filed: 05/14/2020 Page: 5 of 27

Notwithstanding the restrictions on outdoor sound amplification devices, and

the added hour for outdoor venues, “[o]utside live musical performances associated

with a non-residential establishment shall meet the outdoor venue regulations of

subsection (b) of this section or obtain special permits pursuant to [C]hapter 27,

article IV, entitled ‘Special Permits.’” Jupiter Code § 13-107(a)(3); D.E. 173 at 4.

The Code does not appear to limit Chapter 27 special permits to any specific hours.

See Jupiter Code § 27-370(b)(1) (stating generally that special permits can include

“[l]imits to the hours of operation”). So, as the district court explained, Jupiter

requires “any person wanting to have an outdoor live musical performance on . . .

non-residential property [to] obtain a special event permit from the Town or

approval from the Town Council for an outdoor venue[.]” D.E. 173 at 6 (emphasis

added).

II

“[A] preliminary injunction in advance of trial is an extraordinary remedy.”

Bloedorn v. Grubs, 631 F.3d 1218, 1229 (11th Cir. 2011). To obtain a preliminary

injunction, a litigant like Harbourside must establish “(1) a substantial likelihood of

success on the merits; (2) that irreparable injury will be suffered unless the injunction

is issued; (3) [that] the threatened injury to the moving party outweighs whatever

damage the proposed injunction might cause the non-moving party; and (4) [that,] if

issued, the injunction would not be adverse to the public interest.” Lebron v. Sec’y,

5 Case: 18-12457 Date Filed: 05/14/2020 Page: 6 of 27

Fla.

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

Related

United States v. Jorge Cesar Ferretiz-Hernandez
139 F.4th 1286 (Eleventh Circuit, 2025)
United States v. Jeffrey Alan Horn
129 F.4th 1275 (Eleventh Circuit, 2025)
Velasquez, L., Aplt v. Miranda, L.
Supreme Court of Pennsylvania, 2024
Robert Ponzio v. Emily Pinon v.
87 F.4th 487 (Eleventh Circuit, 2023)
United States Trustee Region 21 v. Bast Amron LLP
22 F.4th 1291 (Eleventh Circuit, 2022)
Fort Lauderdale Food Not Bombs v. City of Fort Lauderdale
11 F.4th 1266 (Eleventh Circuit, 2021)
United States v. Vanja Abreu
976 F.3d 1263 (Eleventh Circuit, 2020)
MSP Recovery Claims, Series LLC v. QBE Holdings, Inc.
965 F.3d 1210 (Eleventh Circuit, 2020)

Cite This Page — Counsel Stack

Bluebook (online)
958 F.3d 1308, Counsel Stack Legal Research, https://law.counselstack.com/opinion/harbourside-place-llc-v-town-of-jupiter-florida-ca11-2020.