City of Richmond v. Eubank

18 S.E.2d 397, 179 Va. 70, 1942 Va. LEXIS 200
CourtSupreme Court of Virginia
DecidedJanuary 19, 1942
DocketRecord No. 2458
StatusPublished
Cited by13 cases

This text of 18 S.E.2d 397 (City of Richmond v. Eubank) is published on Counsel Stack Legal Research, covering Supreme Court of Virginia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
City of Richmond v. Eubank, 18 S.E.2d 397, 179 Va. 70, 1942 Va. LEXIS 200 (Va. 1942).

Opinion

Hudgins, J.,

delivered the opinion of the court.

H. T. Eubank filed his petition in the trial court, praying for a refund of the amount of sewer taxes paid on certain lots in the city of Richmond for the years 1938 and 1939, and for a correction of the assessment of sewer taxes made for the year 1940. The city filed no- reply to the petition, but appeared and admitted that the petitioner was entitled to recover the sewer taxes paid for the years 1939 and 1940. It contended, however, that he was barred from the recovery of sewer taxes paid for the year 1938 by the one year period of limitation. The trial court overruled the city’s contention and entered judgment requiring the city to refund petitioner the amount of sewer taxes paid for the year 1938, as well as the amount of sewer taxes for the other years admitted to be [73]*73illegally collected. From that judgment the city sought and obtained this writ of error.

The petition for the refund of the taxes in question was based on the decision in Southern R. Co. v. City of Richmond, 175 Va. 308, 8 S. E. (2d) 271, 127 A. L. R. 1368, declaring the ordinance imposing the sewer tax void.

Section 414 of the Tax Code permits all taxpayers to invoke the jurisdiction of a court for the purpose of correcting illegal assessments, and to compel the refund of the amount of taxes paid under such assessments to any locality. For this purpose local taxes are divided into three classes: (1) tax on real estate; (2) tax on personal property; and, (3), local license tax. The time given a taxpayer to file his petition for the correction of erroneous assessments and the recovery of the amount of taxes illegally paid depends upon whether the illegal tax is within one or the other of the three classes named. If the tax is illegally imposed upon real estate, the petition must be filed within two years from the 31st day of December of the year in which the assessment is made. The period of limitation for a correction and recovery involving either of the other two classes is one year.

It is conceded that the tax is not imposed upon personal property. It must fall within the class denoted “tax on real estate” or the class denoted “local license tax.” The city contends that it is a license tax, not in the sense of a business license, such as is imposed on a merchant, pawnbroker, etc., but in the sense that it is a tax upon the privilege of use of the sewer. The examples cited are automobile licenses, rent charged for obstructing a street by electric signs, fruit stands and the like. It is further contended that the tax is not a charge upon property, but upon owners, householders and others who use or have the privilege of using the sewer.

This contention is not supported either by the ordinary and usual meaning of the language used in the ordinance, the statute and the pertinent constitutional provision, or by the manner in which the city has heretofore exercised the right and privilege conferred.

[74]*74We turn first to the void ordinance under which the tax was imposed. It, in part, provides: “The owners of lots which * * * adjoin by the front, rear or side a street or alley in which there is a sewer owned by the city * # This language attempts to impose the tax upon one class of taxpayers only—those who own lots which adjoin the street or alley upon which has been constructed the sewer.

The amount of the tax is measured by the foot. The exact language is: “Shall annually pay to the city as compensation * * # a sum equal to ten cents per front foot * # * of such lot.”

Section 19-i of the city charter, under which this ordinance was purported to be enacted, provides: “The city council * * * may cause to be assessed upon the real estate benefited thereby the expense of such construction to the extent of the peculiar benefits resulting therefrom to such abutting land owners; or they may, in lieu of such assessment, assess and collect compensation for the use of such sewers * * * and compel the payment of such compensation.”

The first clause in this paragraph of the charter expressly states that the tax is an assessment upon real estate. Whether the burden be a property tax or a license or privilege tax, it is a levy on the land. The last clause quoted purports to authorize the city to make the imposition of a tax for the use of sewers. The ordinance measures the amount of this burden by the length or width of the lot. Necessarily it is confined to abutting property owners, and the amount of the burden is the extent of the frontage.

The pertinent constitutional provision is: “No city * * * having the right under this section to impose taxes or assessments for local improvements upon abutting property owners shall impose any tax or assessment upon abutting land owners for streets or other public improvements except for making and improving the walkways upon then existing streets and improving and paving then existing alleys and for either construction or use of sewers, and the same, when imposed, shall not be in excess of the peculiar benefits resulting therefrom to such abutting land owners.”

[75]*75The words “abutting property owners” or “abutting land owners” are used three times in the one sentence. Whether the tax be imposed for the construction of sewers or as compensation for the use of sewers, the maximum amount which may be charged or taxed is measured by the value of the sewer to the abutting lots. The term, “the peculiar benefits,” clearly means the enhanced value of each lot resulting from the construction of the sewer.

Judge Staples, in City of Norfolk v. Ellis, 26 Gratt. (67 Va.) 224, 227, referring to assessments made by municipal authorities upon the owners of real estate for local improvements, said: “These assessments are not founded upon any idea of revenue, but upon the theory of benefits conferred by such improvements upon the adjacent lots. It is regarded as a system of equivalents. It imposes the tax according to the maxim, that he who receives the benefit ought to bear th,e burthen; and it aims to exact from the party assessed no'more than his just share of that burthen according to an equitable rule of apportionment.” See Sands v. City of Richmond, 31 Gratt. (72 Va.) 571, 31 Am. Rep. 742; Violett v. City of Alexandria, 92 Va. 561, 23 S. E. 909, 53 Am. St. Rep. 825, 31 L. R. A. 382; Hicks v. Bristol, 102 Va. 861, 47 S. E. 1001.

Prior to the adoption of the present Virginia Constitution, the city of Roanoke, pursuant to its charter, passed an ordinance assessing a tax against the owners of abutting property for the proportionate cost of paving Campbell avenue. Both the legislative grant in the charter and the ordinance made the proportionate cost of such paving a lien upon the property and a personal debt of the owners of the property.

This court, in Asberry v. City of Roanoke, 91 Va. 562, 22 S. E. 360, 42 L. R. A. 636, held: “The levy is made on the supposition that that estate, having received the benefits of a public improvement, ought to relieve the public from the expense of making them. In such a case, if the owner can have his land taken from him for a supposed benefit to the land, which, if the land is sold for the tax, it is conclusively shown he has not received, and he then be held liable for [76]*76the deficiency in the. assessment, the injustice—not to say the tyranny—is manifest] •

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Bluebook (online)
18 S.E.2d 397, 179 Va. 70, 1942 Va. LEXIS 200, Counsel Stack Legal Research, https://law.counselstack.com/opinion/city-of-richmond-v-eubank-va-1942.