Cove at Little Valley v. Traverse Ridge

2022 UT 23, 513 P.3d 658
CourtUtah Supreme Court
DecidedJune 16, 2022
DocketCase No. 20200781
StatusPublished
Cited by3 cases

This text of 2022 UT 23 (Cove at Little Valley v. Traverse Ridge) is published on Counsel Stack Legal Research, covering Utah Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Cove at Little Valley v. Traverse Ridge, 2022 UT 23, 513 P.3d 658 (Utah 2022).

Opinion

2022 UT 23

IN THE

SUPREME COURT OF THE STATE OF UTAH

THE COVE AT LITTLE VALLEY HOMEOWNERS ASSOCIATION, a Utah Non-Profit Corporation, Appellant, v. TRAVERSE RIDGE SPECIAL SERVICE DISTRICT, a special service district of Draper City, Utah, Appellee.

No. 20200781 Heard March 14, 2022 Filed June 16, 2022

On Direct Appeal

Third District, Salt Lake The Honorable Amber M. Mettler No. 200903518

Attorneys: Matthew C. Barneck, Salt Lake City, for appellant P. Bruce Badger, Tanner J. Bean, Salt Lake City, for appellee

JUSTICE PEARCE authored the opinion of the Court in which CHIEF JUSTICE DURRANT, JUSTICE PETERSEN, JUDGE CHRISTIANSEN FORSTER, and JUDGE POHLMAN joined. Having recused himself, ASSOCIATE CHIEF JUSTICE LEE does not participate herein; COURT OF APPEALS JUDGE MICHELE M. CHRISTIANSEN FORSTER sat. Due to his retirement, JUSTICE HIMONAS did not participate herein; COURT OF APPEALS JUDGE JILL M. POHLMAN sat. JUSTICE DIANA HAGEN became a member of the Court on May 18, 2022 after oral argument in the matter and accordingly did not participate. THE COVE AT LITTLE VALLEY v. TRAVERSE RIDGE SPECIAL SERVICE DISTRICT Opinion of the Court

JUSTICE PEARCE, opinion of the Court: INTRODUCTION ¶1 Members of The Cove at Little Valley Homeowners Association (at times “the Cove” or “the Homeowners Association”) pay an assessment to the Traverse Ridge Special Service District (the Service District). The Service District exists to provide certain services to the residents of the district. The Service District, for example, removes snow from some streets in the district. But the Service District does not plow the roads in front of the homes in the Cove because they are private roads. And the Service District takes the position that it is not required to clear snow from private roads. The Cove filed suit claiming that the Service District needed to either stop charging members of the Cove for services it has never provided or start plowing roads (among other things). The Cove also sought a refund of amounts that its members had paid to fund the Service District. ¶2 The Service District moved to dismiss for failure to state a claim. The Service District argued that Draper City Code did not require it to service private roads. The Service District also contended that it is funded by a tax, and because it is funded by a tax, the Homeowners Association needed to bring its challenge in the manner the Utah Tax Code dictates. The district court agreed with the Service District on both counts and dismissed the case. ¶3 On appeal, the Homeowners Association argues that the district court should have found that the Service District needed to maintain the Cove’s roads because the Draper City Code requiring private streets to be privately maintained conflicts with state law. It additionally asserts that the agreement the Homeowners Association signed with Draper City, which provides that the Homeowners Association’s streets must be privately maintained, cannot be enforced by the Service District because the district was not a party to the contract. We do not address either issue, however, because the Cove did not raise them before the district court and our preservation rules counsel against addressing unpreserved issues. ¶4 The Homeowners Association also contends that the district court erred when it concluded that the assessment its members paid to the Service District is a tax as a matter of law. The Association argues that the district court erred because it relied on dicta in Mawhinney v. City of Draper to conclude that this court had already determined that monies paid to the Service District are a tax. 2014

2 Cite as: 2022 UT 23 Opinion of the Court

UT 54, 342 P.3d 262. We agree. We accordingly affirm in part, reverse in part, and remand. BACKGROUND ¶5 The Cove at Little Valley is a Utah non-profit corporation which represents the interests of homeowners in the eponymous Draper housing community.1 ¶6 The Traverse Ridge Special Service District is a service district the Draper City Council created “for the purpose of providing transportation, including snow removal, street lighting services, repairing and maintaining roads, sweeping and disposal services.” Draper City Counc. Res. 99-82, 1999 Sess. (Utah 1999). Its purpose and boundaries are defined by a set of Draper City Resolutions. See id. (creating the Service District); Draper City Counc. Res. 03-05, 2003 Sess. (Utah 2003) (annexing the Cove, among other areas, into the Service District). ¶7 The Cove’s residents live within the Service District’s boundaries. The Cove’s homeowners pay into the Service District’s fund. Despite that, the Service District has never provided services to the Cove. Indeed, since the Cove was annexed into the Service District’s area, the Cove’s homeowners have paid more than $175,000 to the Service District without receiving any benefit. ¶8 The Cove filed suit against the Service District and asserted two causes of action. In the first, the Cove sought an order requiring the Service District provide services to all areas of the district, including the Cove. The Cove alleged that “[t]here [were] no conditions, exceptions or other language in [the Resolutions creating or modifying the Service District] that exempt[ed] The Cove at Little Valley homeowners from receiving full services provided by the [Service District].” ¶9 The second cause of action sought a refund of the payments the Cove’s residents had made to the Service District. The Cove _____________________________________________________________ 1 This appeal comes to us from a motion to dismiss. “A Rule 12(b)(6) motion to dismiss admits the facts alleged in the complaint but challenges the plaintiff's right to relief based on those facts.” Oakwood Vill. LLC v. Albertsons, Inc., 2004 UT 101, ¶ 8, 104 P.3d 1226 (citation omitted). There are not many facts relevant to this appeal beyond its procedural history. However, insofar as we do recite facts that the Cove presented to the district court, we stress that these facts are only alleged and have not been proven.

3 THE COVE AT LITTLE VALLEY v. TRAVERSE RIDGE SPECIAL SERVICE DISTRICT Opinion of the Court

alleged that, under Utah law, a service fee must bear a reasonable relationship to the services provided. The Cove asserted that because the Service District provides its members no services, requiring the Cove’s residents to pay any amount is unreasonable. ¶10 The Service District moved to dismiss under Utah Rule of Civil Procedure 12(b)(6). With respect to the Cove’s first cause of action, the Service District asserted that it was not required to provide services to the Cove. It explained that because the Cove’s streets are private, they must be privately maintained. “[T]he reason is obvious,” it explained. “Draper City Code § 17-1-040 requires all private streets in the City to be maintained by the subdivider or other private entity.” The Service District argued that because nothing in its organizational resolution “requires [it] to snowplow or maintain private streets,” the district court should not compel it to provide those services to the Cove. ¶11 The Service District also took issue with the Cove calling the amounts it received service fees. The Service District argued the monies the Cove residents paid were an ad valorem property tax. And it argued that the Utah Property Tax Act sets forth the process to obtain a tax refund. The Service District contended that because the Cove did not bring a refund claim under the Property Tax Act, it had failed to state a claim upon which relief could be granted. ¶12 The Cove opposed the motion by asserting, in part, that the monies paid to the Service District must be categorized as a service fee and not a tax.

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Cite This Page — Counsel Stack

Bluebook (online)
2022 UT 23, 513 P.3d 658, Counsel Stack Legal Research, https://law.counselstack.com/opinion/cove-at-little-valley-v-traverse-ridge-utah-2022.