Opinion ID: 689941
Heading Depth: 1
Heading Rank: 2

Heading: The Zoning Regulations

Text: 30 The ordinance regulates the location of sexually oriented businesses. Such businesses may not locate within 1500 feet of a church, an elementary or secondary school, a boundary of a residential or landmark district, a public park, a property line of a lot devoted to residential use, or another sexually oriented business. See Sec. 20-126(a) and (b). Any sexually oriented business that is operating in violation of the zoning provisions at the time of the ordinance's enactment is deemed a nonconforming use. See Sec. 20-126(f). The ordinance contains an amortization provision that permits the nonconforming use to continue for not more than one year. Id. The District Court held that this amortization provision was contrary to both Tennessee law and the city charter. Section 156 of the city charter, codified in chapter 165 of the Private Acts of 1921, provides: 31 The lawful use of a premises existing at the time of adoption of an ordinance under the provisions of this Act, although such use does not conform to the provisions of such ordinance, may be continued; but if such nonconforming use is discontinued, any future use of said premises shall be in conformity with provisions of ordinances and regulations adopted under the authority of this Act. 32 Section 13-7-208(b) of the Tennessee Code also provides that in the event of a change in zoning restrictions: 33 any industrial, commercial or business establishment in operation, permitted to operate under zoning regulations or exceptions thereto prior to the zoning change shall be allowed to continue in operation and be permitted; provided, that no change in the use of the land is undertaken by such industry or business. 34 This provision applies to municipal zoning insofar as it is consistent with the relevant municipal (private) act. See Tenn.Code Ann. Sec. 13-7-210. The District Court concluded that the city charter and state law were consistent, and that the amortization provision was in violation of both. 35 Defendants argue that the may be continued language in the city charter refers to the city's authority to allow nonconforming uses to continue, and does not give an entity engaged in a nonconforming use the right to continue the nonconforming use. Because section 13-7-208 of the Tennessee Code was not intended to preempt inconsistent municipal zoning, defendants reason that the city charter alone applies. Defendants, however, fail to provide any support for their novel reading of the city charter. Indeed, defendants point to sections of the city's zoning code that only confirm the District Court's interpretation of the city charter. 7 The District Court's grant of summary judgment, therefore, is affirmed.