Opinion ID: 781619
Heading Depth: 2
Heading Rank: 1

Heading: The Franchise Agreements and Ceraso's Operations

Text: 4 The Lease authorizes Ceraso, as Lessee, to use the property solely for the retail sale of Texaco-branded motor fuels, petroleum products and services, convenience items, and food and beverage items. (Lease § 9(a).) Section 9(b) of the Lease states, in pertinent part, that the 5 Lessee shall not use nor allow the use of the Leased Properties for any unlawful, offensive, hazardous, unsightly or other objectionable purpose, and shall not violate or permit any of its employees or invitees to violate any applicable federal, state, or local law, regulation or ordinance. 6 (Lease § 9(b) (emphasis added).) Similarly, the Sales Agreement requires the franchisee to comply with various provisions of federal, state, and local law. ( See Sales Agreement § 21.) 7 The Sales Agreement, defining Ceraso as Purchaser, also states, inter alia, that Purchaser's operations shall be conducted at the Retail Facility in accordance with the standards set forth in the attached ... `Minimum Standards'[]. (Sales Agreement § 16(b).) The Minimum Standards section states, in pertinent part, that 8 Purchaser shall continuously maintain the Retail Facility, inside and out, including building, signs, restrooms, driveways, grass, planting areas, storage areas and any automotive equipment, in good, clean, neat, safe, secure, uncluttered, unobstructed, healthful, orderly, painted, operative and first class condition and in accordance with all applicable laws, rules and regulations. 9 (Sales Agreement, Minimum Standards Section (emphases added).) The Sales Agreement permits Motiva to terminate that agreement or to fail to renew the franchise [i]f Purchaser, its employees, agents or invitees, violate the covenants of or fail to comply with the provisions of the Minimum Standards Section. (Sales Agreement § 28(m).) 10 Ceraso's business on the leased premises includes the sale of gasoline and related products, the operation of a modest convenience store, the repair of motor vehicles, and the operation of a towing service. From September 1999 through September 2000, Ceraso owned as many as 12 towing or service-related vehicles. From December 1999 through September 2000, he provided towing services for a number of institutional entities. 11 For his operations, Ceraso had received in February 1992 a special zoning exception permit pursuant to the Zoning Regulations of the Town of Fairfield, Connecticut (Town Zoning Regulations). The permit requires compliance with § 27.4.8.5 of those regulations (the Regulation), which provides, in pertinent part that 12 no more than five (5) motor vehicles awaiting repair work or having been repaired are to be stored or parked on the lot out-of-doors, unless such motor vehicles are located in an area suitably screened from streets and adjoining property in such a manner as to conceal the area from view to a height of five (5) feet with fences, walls or embankments in combination with other landscaping.... 13 Town Zoning Regulations § 27.4.8.5. 14