Village of Belle Terre v. Boraas

416 U.S. 1, 94 S. Ct. 1536, 39 L. Ed. 2d 797, 1974 U.S. LEXIS 122, 4 Envtl. L. Rep. (Envtl. Law Inst.) 20302, 6 ERC (BNA) 1417

Opinions

Mr. Justice Douglas

delivered the opinion of the Coúrt.

Belle Terre is a village on Long Island’s north shore, of ábout 220 homes inhabited by 700 .people. Its total land area is less than one square mile. It has restricted land use to one-family dwellings excluding, lodging houses, boarding houses, fraternity houses, or multiple-'dwelling houses. The word “family” as used in the.ordi-. 'nance means, “[o]ne or more persons related by blood, adoption, or marriagé, living and cooking • together as a single housekeeping unit, exclusive of household servants. A number of persons but not exceeding two (2) living and cooking together as a single housekeeping unit though not related by blood, adoption, or marriage shall be deemed to constitute a family.”

Appellees the Dickmans are owners of a house m the village and leased it in December 1971 for a term of 18 mbnths to Michael Truman. Later Bruce Boraas became a colessee. Then Anne Barish moved into the house along with three others. These six are students at nearby State University at Stony Brook and none is related to the other by blood, adoption, or marriage. When the village served the Dickmans with an “Order to Remedy Violations” of the ordinance,¹ the owners plus three tenants² thereupon brought this action under 42 U. S. C. § 1983 for an injunction and a judgment declaring the ordinance unconstitutional. The District Court held the ordinance constitutional, 367 F. Supp. 136, and the Court of Appeals reversed, one judge dissenting, 476' F. 2d 806. The case is here by appeal, 28 U. S. C. § 1264 (2); and we'noted'probable jurisdiction, 414 U. S. 907.

This case brings to this Court a different phase of localizoning regulations from those we have previously reviewed. Euclid v. Ambler Realty Co., 272 U. S. 365, involved a zoning ordinance classifying land use in a given area into six categories. The Dickmans’ tracts fell under three classifications: U-2, which included two-family dwellings; U-3, which included apartments, hotels, churches, schools, private clubs, hospitals, city hall and the like; and TJ — 6, which included sewage disposal plants, incinerators, scrap storage, cemeteries, oil and gas storage and so on. Heights of buildings were prescribed for each zone; also, the size of land areas required for each kind of. pse was specified. The land in litigation was vacant and being held for industrial development; and evidence was introduced showing that under the restricted-use ordinance the land would be greatly reduced, in value. The claim was-that the landowner, was being deprived of liberty- and property without due process within the meaning of the Fourteenth Amendment.

The Court' sustained the zoning ordinance under the police power of the State, saying that the line “which in this field separates the legitimate from the. illegitimate assumption of power is not capable of precise delimitation. It varies¹ with- circumstances and conditions.” Id., at 387. And the Court added: “A nuisance may be merely a right thing in the wrong place, — like a pig in the parlor instead , of the barnyard. If the validity of the legislative classification for zoning purposes be fairly debatable, the legislative judgment must be allowed to control.” Id., at 388; The Court listed as considerations bearing on the constitutionality of zoning ordinances the danger of fire or collapse of buildings, the evils of overcrowding people, and the possibility that “offensive trades, industries, and structures” might “create nuisance” to residential sections. Ibid. But. even those historic police power problems need not loom large or actually be existent in a given case. For the exclusion of “all industrial establishments” does not mean that “only offensive or dangerous industries will be excluded.” Ibid. That fact does not invalidate the ordinance; the Court held:

“The inclusion of a reasonable margin to insure effective enforcement, will not put upon a law, otherwise valid, the stamp of invalidity; Such laws may also find their justification in the fact that, in some fields, the bad fades into the good by such insensible degrees that the two are not capable of being readily distinguished and separated in terms of legislation.” Id., at 388-389.

:The main thrust of the case in the mind of the Court was in the exclusion of industries and apartments, and as respects that it commented on the desire to keep residential areas free of “disturbing noises”; “increased traffic”; the hazard of “moving and parked automobile!?”; the “depriving children of the privilege of quiet and open spaces for play, enjoyed by those in more favored localities.” Id., at 394. The ordinance was sanctioned because the validity of the legislative classification was “fairly debatable” and therefore could not be said to be wholly arbitrary. Id., at 388.

Our decision in Berman v. Parker, 348 U. S. 26, sustained a land-use project in the District of Columbia against a landowner’s claim that the taking violated the Due Process Clause and the Just Compensation Clause of the Fifth Amendment. ■ The essence of the argument against the law was, while taking property for ridding an area of slums was permissible, taking it “merely to develop a better balanced, more attractive community” was not, id., at 31. We refused to limit the concept of public welfare that may be enhanced by zoning regulations.³ We' said: .

“Misc.able and disreputable housing conditions may do more than spread disease and crime and immorality. They may also suffocate the spirit by reducing the people who live there to the status of cattle. They may indeed make living an almost insufferable burden. They may also be an ugly sore, a' blight on the community which robs it of charm, which makes it a place from which men turn. The misery of housing may despoil a community as an open sewer may ruin a river.

“We do not sit to determine whether a particular housing project is or is not desirable. The concept of the public welfare is broad and iiiclusive. . . . The values it represents aré spiritual as well as physical, aesthetic as well as monetary. It is within the power of the legislature to determine that the community should be beautiful as well as healthy, spacious as well as clean, well-balanced as well as carefully patrolled.” Id., at 32-33.

If the ordinance segregated one área only for one race, it would immediately be suspect under the reasoning of Buchanan v. Warley, 245 U. S. 60, where the 'Court' invalidated a city ordinance barring a black from acquiring real property in a white residential area by reason of an 1866 Act of Congress, 14 Stat. 27, now 42 U. S. C. § 1982, and an 1870 Act, § 17, 16 Stat. 144, now 42 U. S. C. § 1981,, both enforcing the Fourteenth Amendment. 245 U. S., at 78-82. See Jones v. Mayer Co., 392 U. S. 409.

In Seattle Trust Co. v. Roberge, 278 U. S. 116, Seattle had a zoning ordinance that perrhitted a “ ‘philanthropic home for children or for old people’ ” in a particular district “ ‘when the written consent shall have been obtained of the owners of two-thirds of the property within four hundred (400) feet of the proposed building.’ ” Id., at 118. The Court held that provision of the ordinance unconstitutional, saying that the existing owners could “withhold consent for selfish reasons or arbitrarily and may subject the trustee [owner] to their will or caprice.” Id., at 122. Unlike the billboard cases (e. g., Cusack Co. v. City of Chicago, 242 U. S. 526), the Court concluded that the Seattle ordinance was invalid since the proposed home for the aged poor was not shown by its maintenance and construction “to work any injury, inconvenience or annoyance to the community, the district or any peison.” 278 U. S., at 122.

The present ordinance is challenged on several grounds: that it interferes with a person’s right to travel; that it interferes with the right to migrate to and settle within a State; that it bars people who are uncongenial to the present residents; that it expresses the social preferences of the residents for groups that will be congenial to them; that social homogeneity is not a legitimate interest of government; that the restriction of those whom the neighbors do not like trenches on the newcomers’ rights of privacy; that it is of no rightful concern to villagers whether the residents are married or unmarried; that the ordinance is antithetical to the Nation’s experience, ideology, and self-perception as an open, egalitarian, and integrated society.⁴

We find none of these reasons in the record before us. It is not aimed at transients. Cf. Shapiro v. Thompson, 394 U. S. 618. It involves no procedural disparity inflicted on some but not on others such as was presented by Griffin v. Illinois, 351 U. S. 12. It involves no “fundamental” right guaranteed by the Constitution, such as voting, Harper v. Virginia Board, 383 U. S. 663; the right of association, NAACP v. Alabama, 357 U. S. 449; the right of access to the courts, NAACP v. Button, 371 U. S. 415; or any rights of privacy, cf. Griswold v. Connecticut, 381 U. S. 479; Eisenstadt v. Baird, 405 U. S. 438, 453-454. We deal with economic and social legislation where legislatures have historically drawn lines which we respect against the charge of violation of the Equal Protection Clause if the law be “ 'reasonable, not arbitrary’ ” (quoting Royster Guano Co. v. Virginia, 253 U. S. 412, 415) and bears “a rational relationship to a [permissible] state objéctive.” Reed v. Reed, 404 U. S. 71, 76.

It is said, however, .that if two-unmarried people can constitute a “family,” there is no reason why three or four may not. But every line drawn by a legislature leaves some out that might well have been included.⁵ That exercise of discretion, however, is a legislative, not a judicial, function.

It is said that the Belle Terre ordinance reeks with an animosity to unmarried couples who live, together.® There is ho evidence to support it; and the -provision of the ordinance bringing within the definition of a “family” two unmarried people belies the charge.

The ordinance places no ban on other forms of association, for a “family”, may, so far as the ordinance is concerned, entertain whomever it likes.

The regimés of boarding houses, fraternity houses, and the like present urban problems. More people occupy a given space; more cars rather continuously pass by; more cars are parked; noise travels with crowds.

A quiet place where yards arc wide, people few, and motor vehicles restricted are legitimate guidelines in a land-use project addressed to family needs. This goal is a permissible one within Berman v. Parker, supra. The ..police power is not confined to elimination of filth, stench, and unhealthy places. It is ample to lay out zones where family values, youth values, and the blessings of quiet seclusion and clean air make the area a sanctuary for people.

The suggestion that the case may be moot need not detain us. A zoning ordinance usually has an impact on the value of the property which it regulates. But in spite of the fact that the precise impact of the ordinance sustained in Euclid on a given piece of property was not blown, 272 U. S., at 397, the Court, considering the matter a controversy in the realm of city planning, sustained the ordinance. Here we are a step closer to the impact of the ordinance on the value of the lessor’s property. He has not only lost six tenants and acquired only two in their place; it is obvious that the scale of rental • values rides on what we decide today. When Berman reached us it was not certain whether an entire tract would be taken or only the buildings on it and a scenic easement. 348 U. S., at 36. But that did not make the case any the less a controversy in the constitutional sense. When Mr. Justice Holmes said for the Court in Block v. Hirsh, 256 U. S. 135, 155, “property rights may be cut down, and to that extent taken,, without pay,” he stated the issue here. As is true in most zoning cases, the precise impact on value may, at the threshold of litigation over validity, not yet be known.

Reversed.

1

Younger v. Harris, 401 U. S. 37, is not involved here, as on August 2, 1972, when this federal suit was initiated, no state case had been started. The effect of the “Order to Remedy Violations” was to subject the occupants to liability commencing August 3, 1972. During the litigation the lease expired and it was extended. Anne Parish moved out. Thereafter the other five students left and the owners now hold the home out for sale or rent, including to student groups.

2

Truman, Boraas, and Parish became appellees but not the other three.

3

Vermont has- enacted comprehensive statewide land-use controls which direct local boards to develop plans ordering the uses of local land, inter alia, to “create conditions favorable to transportation, health, safety, civic activities and educational and cultural opportunities, [and] reduce the wastes of financial and human resources which result from either excessive congestion or excessive scattering of population . . . ” Vt. Stat. Ann., Tit. 10, §6042 (1973). Federal legislation has been propose^ designed to assist States and localities in developing such broad' objective land-use guidelines. See Senate Committee on Interior and Insular Affairs, Land Use Policy and Planning Assistance Act, S. Rep. No. 93-197 (1973).

4

Many references in the development of this thesis are made to F. Turner, The Frontier in American History (1920), with emphasis on his theory that “democracy [is] born of free land.” Id., at 32.

5

Mr. Justice Holmes made the point .a half century ago..

“When a legal distinction is determined, as no one- doubts that it may be, between night and day, childhood and maturity Or any other extremes, a point has to be fixed or a line has to- be drawn, or gradually picked out .by successive decisions, to mark whEre the change takes place. Looked at byjtself without regard to the necessity behind.it the line or point seems arbitrary. It might-as well or nearly as well be, a little more to one side or the other.. But when it is seen that .a^ line or point there must’ be, -and that there is no mathematical or logical, way of fixing it precisely, the decision of the legislature must be accepted unless we cam s'ay that it is very wide of any reasonable mark.” Louisville Gas Co. v. Coleman, 277 U. S. 32, 41 (dissenting opinion).

“Department of Agriculture v. Moreno, 413 U. S. 528, is therefore inapt as there a household containing anyone unrelated to the 'rest was denied food stámps.