v.
Tahitian Treasure Island, LLC
MOTION AND, IF FILED, DETERMINED
IN THE DISTRICT COURT OF APPEAL
OF FLORIDA
SECOND DISTRICT
CITY OF TREASURE ISLAND, a )
municipality within Pinellas County, )
Florida, )
)
Appellant, )
)
v. ) Case No. 2D14-5406 ) TAHITIAN TREASURE ISLAND, LLC, a ) Florida limited liability company; PAGE ) TERRACE MOTEL, INC., a Florida ) corporation; CAIDAN ENTERPRISES, ) LLC, a Florida limited liability company; ) DAVID KING; ARTHUR CZYSZCZON; ) and KEVIN McINERNEY, ) ) Appellees. ) )
Opinion filed October 27, 2017.
Appeal from the Circuit Court for Pinellas
County; Pamela A.M. Campbell and Jack
Day, Judges.
Kevin S. Hennessey and Jennifer R.
Cowan of Lewis, Longman, & Walker,
P.A., Bradenton, for Appellant.
Courtney L. Fernald and Leonard S.
Englander of Englander Fischer, St.
Petersburg, and Martha Collins of
Collins Law Group, Tampa, for
Appellees.
SALARIO, Judge.
The City of Treasure Island appeals from a final summary judgment in favor of Tahitian Treasure Island, LLC; Page Terrace Motel, Inc.; Caidan Enterprises, LLC; David King; Arthur Czyszczon; and Kevin McInerney (collectively, the Hoteliers). The dispute centers on claims by the Hoteliers that the City allows and hosts driving and parking on Treasure Island Beach in connection with festivals and public events in violation of section 161.58(2), Florida Statutes (2014), which prohibits "[v]ehicular traffic" on "coastal beaches" in Florida. The trial court agreed with the Hoteliers, declared that the "City's activities of hosting and allowing vehicular parking and driving on Treasure Island Beach" violate section 161.58(2), and permanently enjoined the City from hosting or allowing any parking and driving on Treasure Island Beach.
As we explain below, we find no error in the trial court's decision that the manner in which the City hosts public parking at the events that are the subject of the Hoteliers' complaint involves vehicular traffic on a coastal beach and is therefore prohibited by section 161.58(2). However, the trial court also declared illegal and enjoined other conduct that either does not constitute vehicular traffic (e.g., the movement of vehicles across the beach for purposes of event set-up) or is outside the scope of the Hoteliers' complaint and the summary judgment record. That was error. We affirm in part, reverse in part, and remand for further proceedings.
The Parties, The Dispute, And The Summary Judgment
The City is a beach community located on the coast of the Gulf of Mexico. The Hoteliers are the owners of three beachfront hotels in the City. Their properties are located upland of the central beach area of Treasure Island Beach. The area is central because it is located in the middle of Treasure Island and is beach because it fronts the shoreline along the Gulf. The central beach area is uncommonly wide for a Gulf Beach, stretching 800 to 900 feet from the water's edge to a City-owned, paved walkway that meanders around dunes at the landward side of the beach.
[*650]The City uses a large, sandy expanse in the middle of the central beach area to host several civic events each year, either on its own or by allowing certain organizations to do so. They range from carnivals to music festivals to car and truck shows to fireworks displays. These events often involve the construction of temporary structures—e.g., a tent, a carnival ride, or a stage—that are removed when the event has ended. The events have happened as often as thirty times a year.
To accommodate the attendees, the City makes temporary public parking areas available for the events. These public parking areas are located on a sandy region of the beach. The public can access them by driving along sandy, unpaved access paths that run from a paved lot near the walkway between the dunes, onto the beach, and into the temporary lots. The City collects a fee for the use of the beach parking areas. The number of cars taking advantage of the City-hosted beach parking varies from event to event, but on our record, it appears to have involved as many as 130 cars in the beach parking areas at past events.
In addition to public parking, the City also allows vehicles performing functions related to the events it hosts to drive and park on the beach. A vendor selling food and drink might drive a food truck onto the beach and park it there for that purpose. Similarly, a truck hauling a carnival attraction might drive over the beach and then park there for purposes of placing the attraction for the event and later removing the attraction after the event has ended. This activity is authorized by the City's ordinance that prohibits parking and driving on the beach, subject to certain exceptions, which include "participants and support staff for set-up and break-down of special events." See Treasure Island, Fla., Code of Ordinances of the City of Treasure Island, Fla. ch. 58, art. II, § 58.38(4) (1985).
[*651]Believing that driving and parking on the beach in connection with these events violates state law—including section 161.58(2)'s prohibition of vehicular traffic on coastal beaches—the Hoteliers sued the City in circuit court. Their amended complaint asserted three counts: Count I sought an injunction to prohibit the driving and parking on the beach and to require the City to strike that provision of its ordinance allowing it; Count II sought a judgment declaring that the driving and parking on the beach violates section 161.58(2); and Count III sought a judgment declaring that the City had violated a decree in earlier, related litigation between the City and the Treasure Island Motel Association.
The issues the City raises on appeal were decided on multiple motions for summary judgment filed by both the plaintiffs and the defendant. That led to some convoluted proceedings, but the procedural play-by-play is not relevant to the issues we decide. The bottom line is that the Hoteliers voluntarily dismissed Count III, and the parties proceeded to a decision on Counts I and II based on undisputed facts. The Hoteliers argued that the beach parking and driving involved in the civic events on Treasure Island Beach violate section 161.58(2) because (1) the events occur on coastal beaches within the meaning of the statute and (2) the movement and parking at those events constitutes vehicular traffic that is prohibited within the meaning of the statute. The City disputed both points, arguing that (1) the portion of Treasure Island Beach on which its events are held is not a "coastal beach" under section 161.58 because it is not technically a "beach" as that term is defined within chapter 161 and that even if it is a coastal beach, (2) the statute's term "[v]ehicular traffic" contemplates the movement of vehicles as though it were occurring along a public street or highway and is limited to "Daytona Beach-style driving," a characterization the City says cannot be applied to the movement and parking of vehicles at the events that are the subject of the Hoteliers' complaint.
[*652]The trial court denied the City's motions for summary judgment and granted the Hoteliers' motions. It entered a judgment that declared "that the City's activities of hosting and allowing vehicular parking and driving on Treasure Island Beach are in violation of Fla. Stat. § 161.58" and that the City Ordinance "is null and void to the extent that it conflicts with Fla. Stat. § 161.58 and purports to allow vehicular parking and driving on Treasure Island Beach." Based on its summary judgment determination that the City's activities violate section 161.58, the trial court's judgment further permanently enjoined the City "from hosting or allowing vehicular parking and driving on Treasure Island Beach." The City timely appealed.
The Issues On Appeal
There is one significant argument that the City raised in the trial court that it has not raised on appeal—that the events at issue do not occur on a "coastal beach" within the meaning of section 161.58(2). Accordingly, we assume for purposes of this opinion that they do occur on a coastal beach and express no judgment on that legal question. The City does, however, argue that the driving and parking of vehicles in connection with the subject events do not constitute "[v]ehicular traffic" as used in the statute and, further, that the relief the trial court ordered is overbroad. We address those issues below.[1]
[*653]Beach And Shore Regulation And The Activities The City Hosts
Understanding the City's arguments requires understanding the statutory context in which section 161.58 resides—chapter 161, which governs beach and shore preservation—and how the activities involved in this case relate to it. Two parts of chapter 161 are implicated here: part I governs construction and other activity seaward of a coastal construction control line, and part III adds protections for parts of coastal areas deemed especially sensitive.
Coastal construction control line permitting under part I. First adopted in 1965, part I—which, taken together with part II, is called the Dennis L. Jones Beach and Shore Preservation Act—limits construction and physical activity in coastal areas, regulates how that construction and activity can occur, and provides enforcement mechanisms for violations. In the 1970s, the legislature added provisions to part I to regulate construction seaward of a "coastal construction control line" to be established by the Department of Environmental Protection. See generally § 161.053, Fla. Stat. (1971). The legislature's stated purpose in adopting these provisions was to protect beaches and coastal barrier dunes from imprudent construction. § 161.053(1)(a).
[*654]In current form, these statutory provisions require the department to establish coastal construction control lines on a county-by-county basis along the coasts of the state. § 161.053(1)(a), Fla. Stat. (2014). In general, those control lines are to "be established so as to define that portion of the beach-dune system which is subject to severe fluctuations based on 100-year storm surge, storm waves, or other predictable weather conditions." Id.; see also § 161.053(2)(a) (describing process required for establishing coastal construction control lines). Once a control line is established, it is unlawful to "construct any structure whatsoever seaward thereof; make any excavation, remove any beach material, or otherwise alter existing ground elevations; [or] drive any vehicle on, over, or across any sand dune" unless one has a permit issued by the department. § 161.053(2)(a). A coastal construction control line permit can be issued only if certain statutory criteria related to the effect of the proposed activity on the land seaward of the control line are established. See § 161.053(2)(a), (4)(a).
The department has established a control line for Pinellas County that runs through Treasure Island. The beach events the City hosts occur seaward of that line. Before hosting those events, therefore, the City has applied for and obtained coastal construction control line permits from the department. Prior to January 2014, it received field permits—which are issued for minor structures and activities—for all but two of its events. See Fla. Admin. Code R. 62B-33.008(10) (2014). Those field permits approved the events specified on a site plan submitted by the City and authorized the City to conduct them.
For the two events that did not receive field permits and for every event the City has hosted since January 2014, the department has required that the City obtain individual coastal construction control line permits. The City has filed permit applications on a form provided by the department in accord with regulations promulgated by the department. See generally id. R. 62B-33.008. Those applications describe the event and activities to take place and include a site plan. The department has approved each of the City's applications, subject to general conditions included in every permit and sometimes special conditions specific to the event being permitted.
[*655]As an example, the City applied for a permit for "The Greatest Show on Surf" to be held in March 2014. The application for the permit described the event as including "carnival rides, food & non-food vendors, stage for live entertainment, and parking on the beach." It specified the dates of the event, as well as the dates for set up and break down, and included a site plan. After reviewing the application, the department advised the City that its permit application was approved and then issued a notice to proceed stating that the City "is authorized to arrange carnival rides, food and non-food vendors, stage live entertainments and parking." The event was permitted to be held on the nonvegetated beach and to be located 290 feet seaward of the coastal construction control line. It was subject to the general conditions, among others, that "[c]onstruction traffic shall not occur . . . on vegetated areas seaward of the coastal construction control line unless specifically authorized by the permit."
Part III and the regulation of vehicular traffic on coastal beaches. In 1985, the legislature added part III to chapter 161, which is known as the Coastal Zone Protection Act of 1985. § 161.52, Fla. Stat. (1985). In passing it, the legislature recognized that coastal areas serve important aesthetic, ecological, and public health, safety, and welfare functions and have become subject to increasing growth pressures.
[*656]See generally § 161.53(1)-(5). Its stated intent is "that the most sensitive portion of the coastal area shall be managed through the imposition of strict construction standards in order to minimize damage to the natural environment, private property, and life." § 161.53(5), Fla. Stat. (2014).
Part III serves that objective by establishing minimum standards governing the location of construction in coastal areas and mandating that any such construction produce the "minimum adverse impact" on the "beach" and "dune system." See § 161.55(1). Part III provides that these minimum construction standards do not "limit or abrogate the right and power of the department to require permits or to adopt and enforce standards pursuant to [part I] for construction seaward of the coastal construction control line that are as restrictive as, or more restrictive than" the minimum construction standards in part III. § 161.56(1). It also provides for enforcement of those minimum standards and requires sellers of coastal properties subject to part III to make disclosure to buyers of the regulations governing them. See §§ 161.56(2), .57.
Part III also contains the provision at issue here—section 161.58. That statute provides as follows:
(1) Vehicular traffic, except that which is necessary for cleanup, repair, or public safety, and except for traffic upon authorized local or state dune crossovers, is prohibited on the dunes or native stabilizing vegetation of the dune system of coastal beaches. Except as otherwise provided in this section, any person driving any vehicle on, over, or across any dune or native stabilizing vegetation of the dune system shall be guilty of a misdemeanor of the second degree, punishable as provided in s. 775.082 or s. 775.083.
(2) Vehicular traffic, except that which is necessary for cleanup, repair, or public safety, or for the purpose of maintaining existing licensed and permitted traditional commercial fishing activities or existing authorized public accessways, is prohibited on coastal beaches except where a local government with jurisdiction over a coastal beach or portions of a coastal beach has:
[*657](a) Authorized such traffic, by at least a three-fifths vote of its governing body, on all or portions of the beaches under its jurisdiction prior to the effective date of this act; and
(b) Determined, by October 1, 1989, in accordance with the rules of the department, that less than 50 percent of the peak user demand for off-beach parking is available. . . .
(3) A local government authorizing such vehicular traffic on all or portions of its beaches pursuant to subsection (2) may later prohibit, by a vote of at least three-fifths of its governing body, such vehicular traffic on all or portions of the beaches under its jurisdiction. Any such local government shall be authorized by a three-fifths vote of its governing body to charge a reasonable fee for vehicular traffic access. The revenues from any such fees shall be used only for beach maintenance; beach-related traffic management and parking; beach-related law enforcement and liability insurance; or beach-related sanitation, lifeguard, or other staff purposes. Except where authorized by the local government, any person driving any vehicle on, over, or across the beach shall be guilty of a misdemeanor of the second degree, punishable as provided in s. 775.082 or s. 775.083. (Emphasis added.) As we describe in greater detail below, the Hoteliers' assertion that the beach driving and parking taking place in connection with the City-sponsored activities at issue requires that we consider whether activities permitted by the department under part I are restricted by prohibition on vehicular traffic in part III.
The Movement Of Vehicles Incident To Department-Permitted Construction And Activities Does Not Involve Vehicular Traffic; The Movement Of Vehicles Incident To City-Operated Public Parking Areas Does
The final judgment invalidates and prohibits any "vehicular parking and driving" on Treasure Island Beach, except as authorized by section 161.58. That implies a definition of "vehicular traffic" that reaches any movement of vehicles across
- 10 - Treasure Island Beach. The City, however, contends that the term "[v]ehicular traffic" as used in section 161.58 refers only to "Daytona Beach-style driving" and that the City's events and the associated public parking do not involve that kind of activity.[2] The City does not define its term "Daytona Beach-style driving," but its argument implies a condition in which a local government allows the public to use the beach as a public street, cars drive on the beach using established lanes for everyday use, and cars are also permitted to park on the beach. We agree that the statutory term "[v]ehicular traffic" is limited to the movement of vehicles as along a public street, but we disagree that it is also limited to the unique features of Daytona Beach-style driving. In interpreting a statute, we look first to "the plain meaning of the actual language" contained in the statutory text. Diamond Aircraft Indus., Inc. v. Horowitch, 107 So. 3d 362, 367 (Fla. 2013). If that language is unambiguous, there is no need for further construction; the plain meaning of the statute controls. See Holly v. Auld, 450 So. 2d 217, 219 (Fla. 1984). If the statutory language is ambiguous, however, we turn to rules of statutory construction to determine its meaning. English v. State, 191 So. 3d 448, 450 (Fla. 2016). We regard statutory language as ambiguous when it is reasonably susceptible of more than one interpretation. See License Acquisitions, LLC v. Debary Real Estate Holdings, LLC, 155 So. 3d 1137, 1146 (Fla. 2014). We begin by noting that the term "[v]ehicular traffic" is not statutorily defined and that nothing in section 161.58 or the related statutes indicates that it carries particular, specialized meaning. We must therefore try to give the term the meaning it The City argues that the legislature must have meant vehicular traffic to mean "Daytona Beach-style driving" because a supreme court decision shortly before section 161.58 was adopted described Daytona Beach-style driving using the term "vehicular traffic." But the context there—a tort claim against the City of Daytona Beach by an injured sunbather—was so different that it would be speculation to say that the legislature plucked the term "vehicular traffic" from that case and intended it to have that and only that meaning. See Ralph v. City of Daytona Beach, 471 So. 2d 1, 3 (Fla. 1983) ("While the fact of vehicular traffic on the beach was widely-known, it was not readily apparent to sunbathers . . . that this lethal mixture of cars and reclining persons was inadequately supervised."). The City also points to a staff analysis underlying the Coastal Zone Protection Act that noted in one place that section 161.58 sought a "tightening of criteria allowing driving on the beach" and in another that beach driving was allowed in certain northeast Florida counties. See Fla. H.R. Comm. Nat. Res., HB 118 (1988) Staff Analysis 2 (July 1, 1988). We do not need to resort to staff analyses to reach our conclusion here. See Kasischke v. State, 991 So. 2d 803, 810 (Fla. 2008) (questioning utility of staff analyses for this purpose). Even if we were to rely on this staff analysis to determine the meaning of a statutory term, the language to which the City points does not command an inference that the legislature intended to limit the scope of the term "vehicular traffic" to Daytona Beach-style driving.