California Apartment Ass'n v. City of Stockton

80 Cal. App. 4th 699, 2000 D.A.R. 4807, 2000 Cal. Daily Op. Serv. 3583, 2000 Daily Journal DAR 4807, 95 Cal. Rptr. 2d 605, 2000 Cal. App. LEXIS 363
CourtCalifornia Court of Appeal
DecidedMay 4, 2000
DocketNo. C027953
StatusPublished
Cited by6 cases

This text of 80 Cal. App. 4th 699 (California Apartment Ass'n v. City of Stockton) is published on Counsel Stack Legal Research, covering California Court of Appeal primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
California Apartment Ass'n v. City of Stockton, 80 Cal. App. 4th 699, 2000 D.A.R. 4807, 2000 Cal. Daily Op. Serv. 3583, 2000 Daily Journal DAR 4807, 95 Cal. Rptr. 2d 605, 2000 Cal. App. LEXIS 363 (Cal. Ct. App. 2000).

Opinion

Opinion

BLEASE, J.

Plaintiffs California Apartment Association and San Joaquin County Property Owners Association appeal from an order denying their petition for a writ of mandate to compel the City of Stockton (Stockton) and named respondents to comply with Public Utilities Code section 10009.6.1

Section 10009.6 prohibits a municipal corporation which owns or operates a public utility2 from recovering from a residential property owner or subsequent tenant the overdue amounts for utility services provided a previous tenant under an account in that tenant’s name.

Stockton has enacted ordinances which conflict with section 10009.6. Stockton claims the section is inapplicable to it as a charter city or, if applicable, is superseded by the ordinances which it claims are within the municipal affairs provisions of California Constitution, article XI, section 5.3

We will conclude that section 10009.6 is applicable to charter cities. The statutory term “municipal corporation” includes charter cities. We also conclude that section 10009.6 is not preempted as a municipal affair because it is within the paramount authority of the Legislature respecting public utilities under article XII.

We shall reverse the judgment and direct the entry of relief for plaintiffs.

[702]*702Facts and Procedural Background

Section 10009.6 was amended, effective April 8, 1996, to add subdivisions (b) through (e).4 (Stats. 1996, ch. 24, § 1.) The subdivisions provide that a municipal corporation which owns or operates a public utility may not recover overdue charges from the owner of a residential property or a subsequent tenant for utility services provided a prior tenant under an account in the name of a previous tenant.

Stockton has enacted ordinances which make the owners of residential property responsible for the payment of utility services provided a tenant, including services for which the tenant has contracted under an account in the tenant’s name.5 Notwithstanding section 10009.6, Stockton continues to bill property owners for the amounts their tenants failed to pay for utility services for which they contracted.

Plaintiffs petitioned the superior court for a writ of mandate compelling Stockton to comply with sections 10009.6 and former section 10016, since [703]*703repealed.6 An alternative writ issued. Stockton answered the petition, claiming the subject of its ordinances is a municipal affair and consequently, under article XI, section 5, the ordinances prevail over a conflicting statute.

The trial court found Stockton was not bound by section 10009.6 because it does not apply to charter cities. In the alternative, the trial court found the subject of billing for public utility services provided by a charter city is a municipal affair and that Stockton is not subject to statutory law on that subject.

Plaintiffs appeal from the ensuing judgment.

Discussion

I

The threshold question is whether there is a conflict between section 10009.6 and the Stockton ordinances. (California Fed. Savings & Loan Assn. v. City of Los Angeles (1991) 54 Cal.3d 1 [283 Cal.Rptr. 569, 812 P.2d 916]; Johnson v. Bradley (1992) 4 Cal.4th 389, 404 [14 Cal.Rptr.2d 470, 841 P.2d 990].)

A.

The Term “Municipal Corporation” Includes Charter Cities

The trial court found section 10009.6 does not apply to charter cities. It reached this conclusion because “when the [L]egislature wants to do something to a chartered city, they know how to if they want to. But they don’t do that here with either of the Public Utilities Code sections involved.”

The trial court relied upon statutes which explicitly exempt or include charter cities within their purview, e.g., Government Code sections 16281 and 65700. The reliance is misplaced; a statute need not use explicit [704]*704language of reference to a charter city. The term “municipal corporation” will do as well.

The question is one of statutory construction, specifically, the meaning, i.e., the application, of the term “municipal corporation.” “Municipal corporation” is a generic term generally including cities, which in turn includes charter cities. (See, e.g., 45 Cal.Jur.3d (1978) Municipalities, § 2, p. 20; In re Pfahler (1906) 150 Cal. 71, 81 [88 P. 270]; Denman v. Broderick (1896) 111 Cal. 96, 105 [43 P. 516]; Gov. Code, §§ 34100-34102.) It is used in that sense in article XI, section 9, which authorizes a “municipal corporation” to operate public works for the furnishing of utilities. (See, e.g., 45 Cal.Jur.3d, supra, § 129, pp. 208-209; In re Orosi Public Utility Dist. (1925) 196 Cal. 43, 55 [235 P. 1004].)

The only ambiguity is whether “municipal corporation” is broader than its application to charter cities. As early as 1867, the California Supreme Court stated that “municipal corporations” in the United States, unlike those in Great Britain, which depend upon prescription for their existence, “find every element of their jurisdiction within their respective charters.” (Herzo v. City of San Francisco (1867) 33 Cal. 134, 145.) In 1891, it was felt necessary to state there might be municipal corporations other than cities and towns. (In re Madera Irrigation District (1891) 92 Cal. 296, 319 [28 P. 675].) Later courts recognized that in its strict sense, the term “municipal corporations” includes only incorporated cities and towns, but in its ordinary sense the term applies to all corporations exercising governmental functions on the local level. (Division of Labor Law Enforcement v. El Camino Hosp. Dist. (1970) 8 Cal.App.3d Supp. 30, 34 [87 Cal.Rptr. 476]; Torres v. Board of Commissioners (1979) 89 Cal.App.3d 545, 549-550 [152 Cal.Rptr. 506].)

As employed in division 5 of the Public Utilities Code, concerning utilities owned by municipal corporations, which includes section 10009.6, “municipal corporation” is used in its ordinary sense. The term includes “city.” The Code Commission’s comment to section 10001 states: “The term ‘Municipal Corporation’ is used in this Division where deemed appropriate, since it may have a broader meaning than ‘city.’ ” (Code com. notes, 58 West's Ann. Pub. Util. Code (1994 ed.) foll. § 10001, p. 177, relying upon State of California v. Marin Mun. W. Dist. (1941) 17 Cal.2d 699, 702 [111 P.2d 651].)

The consideration that the Legislature sometimes expressly excludes charter cities from the operation of language that would otherwise include them, [705]*705e.g., GQvemment Code section 65700, only shows that absent such an exclusion, as here, they are included. The fact the Legislature occasionally explicitly declares that a statute addresses a matter of statewide concern and shall apply to charter cities, e.g., Government Code section 16281, is also insufficient to require such a specification.

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80 Cal. App. 4th 699, 2000 D.A.R. 4807, 2000 Cal. Daily Op. Serv. 3583, 2000 Daily Journal DAR 4807, 95 Cal. Rptr. 2d 605, 2000 Cal. App. LEXIS 363, Counsel Stack Legal Research, https://law.counselstack.com/opinion/california-apartment-assn-v-city-of-stockton-calctapp-2000.