Gillard v. Estrella Dells I Improvement District

541 P.2d 932, 25 Ariz. App. 141, 1975 Ariz. App. LEXIS 827
CourtCourt of Appeals of Arizona
DecidedOctober 28, 1975
Docket1 CA-CIV 2645
StatusPublished
Cited by12 cases

This text of 541 P.2d 932 (Gillard v. Estrella Dells I Improvement District) is published on Counsel Stack Legal Research, covering Court of Appeals of Arizona primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Gillard v. Estrella Dells I Improvement District, 541 P.2d 932, 25 Ariz. App. 141, 1975 Ariz. App. LEXIS 827 (Ark. Ct. App. 1975).

Opinion

OPINION

EUBANK, Judge.

This appeal primarily challenges the constitutionality of A.R.S. §§ 11-703A and 11-705B, which provide for the creation of county improvement districts, and for notice of the initial hearing.

Appellants are prosecuting their suit as a class action, and the class consists of those owners of property in the Estrella Dells I Improvement District as of June 11, 1973. On that date, an action was commenced pursuant to A.R.S. § 12-1831 et seq., which sought a judgment declaring “the Arizona Statutes providing for the organization of and operation of improvement districts unconstitutional and void,” and voiding (1) the establishment of this particular improvement district, (2) all contracts and agreements executed by this district, and (3) all assessments made with regard to this district.

Appellees moved for summary judgment, and their motion was granted. Appellants appeal to this Court from the summary judgment.

The constitutional attack by appellants is two-fold. First, they contend that the statutory provisions relating to the notice to be given to property owners within the proposed district in regard to the creation of the district do not comport with constitutional due process. Their second constitutional claim attacks the petitioning procedure as a violation of the Equal Protection Clause of the Fourteenth Amendment to the United States Constitution.

THE SUFFICIENCY OF NOTICE UNDER A.R.S. § 11-705B

A.R.S. § 11-705B sets forth the requirements for notice to landowners announcing the hearing on the establishment of county improvement districts. It reads:

Notice announcing the hearing and stating the boundaries of the proposed district, or addition, shall be posted publicly at intervals no more than three hundred feet apart along the streets, within the proposed district or addition for not less than ten days prior to the date of the hearing, and shall be published twice in a newspaper of general circulation published in the county within which the proposed district or addition is located. The publications in a newspaper shall be one week apart, and the first publication shall be not less than ten days prior to the date of the hearing. The posted notice shall be headed “notice of hearing on establishment of proposed improvement district” or “notice of hearing on proposed addition to improvement district” in letters at least one inch in height.

Appellants claim that this notice is constitutionally insufficient. They describe this stage of the life of an improvement district as the most crucial and argue that an assessment against an individual’s land is a certainty — a fait accompli — once the district has been formed by the Board of Supervisors. After the district has been formed, the appellants’ argument continues, property owners cannot dispute that money is owing; they are only permitted to quibble about the exact amount owing. Therefore, they conclude, the establishment of the district actually constitutes a “taking” of the landowners’ property, and due process requires that the affected parties receive personal, rather than posted or published, notice prior thereto.

We are unable to accept this reasoning. First, it is clear that the initial determination whether to create county improvement districts is a legislative function which has been delegated to the Board of Supervisors by the legislature. The role of the Board is not at all ministerial; rather, the Board has full discretion, within the standards set by the legislature in A.R.S. § 11-706, whether or not to establish an improvement district. Section 11-706 reads:

A. Upon the hearing, if it appears after consideration of all objections that *144 the petition is signed by the requisite number of owners of real property, and that the public convenience, necessity or welfare will be promoted by the establishment of the district, the board of supervisors by formal order, shall declare its findings, establish the boundaries, and declare the improvement .district organized under a corporate name by which it shall be known in all proceedings. Thereafter the district shall be a body corporate with the powers of a municipal corporation for the purposes of carrying out the provisions of this article.
B. If the board finds that the territory set out in the petition should not be incorporated into an improvement district, it shall dismiss the proceedings and tax the costs against the signers of the petition, and may collect the costs on the bond of the petitioners. If the district is established, certified bills covering the costs of the board of supervisors and the disbursements of the petitioners shall be presented to the board of directors of the district and paid from the funds of the district.
C. If it appears to the board of supervisors at the hearing that territory not included in the petition should be included within the improvement district, the real property owners in the additional territory shall be notified in like manner as provided in connection with the original hearing, and a subsequent hearing shall be held on the question of including the additional territory. In establishing the improvement district, the board shall eliminate any territory described in the petition which it finds will not be benefited by the establishment of the district.
D. Additions to and alterations of an improvement district shall be made in the manner provided for the establishment of the district.

Thus, the process of seeking to have an improvement district formed is essentially political and has all the attributes of any legislative petitioning. Nowhere have the courts recognized a due process right to be heard during political-legislative decision-making, except where the legislature has provided the right as in the adoption of a county zoning plan. A.R.S. § 11-822. See M. Schroeder, “Public Regulation of Private Land Use In Arizona, (Part I),” 1973 Law & Soc. O. 747.

Second, the appellants are incorrect when they say that an assessment necessarily follows the creation of an improvement district. A.R.S. § 11-727F allows objections to be made at the hearing on any assessment before the Board of Supervisors, and provides that the objections can relate to any aspect of the creation and development of the improvement district. A.R.S. § 11-727F reads:

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Doom v. Seymour
Court of Appeals of Arizona, 2019
Jones v. Burk
795 P.2d 238 (Court of Appeals of Arizona, 1990)
Goodyear Farms v. City of Avondale
714 P.2d 386 (Arizona Supreme Court, 1986)
Corral v. Fidelity Bankers Life Insurance
630 P.2d 1055 (Court of Appeals of Arizona, 1981)
Fuller v. Hartford Accident & Indemnity Co.
601 P.2d 1360 (Court of Appeals of Arizona, 1979)
Sullins v. Third & Catalina Construction Partnership
602 P.2d 495 (Court of Appeals of Arizona, 1979)
Schmidt v. MEL CLAYTON FORD, ETC.
601 P.2d 1349 (Court of Appeals of Arizona, 1979)
Hinz v. City of Phoenix
575 P.2d 360 (Court of Appeals of Arizona, 1978)
Pima County v. Adonis Corp.
568 P.2d 1126 (Court of Appeals of Arizona, 1977)
Town of Peoria v. Hensley
545 P.2d 992 (Court of Appeals of Arizona, 1976)

Cite This Page — Counsel Stack

Bluebook (online)
541 P.2d 932, 25 Ariz. App. 141, 1975 Ariz. App. LEXIS 827, Counsel Stack Legal Research, https://law.counselstack.com/opinion/gillard-v-estrella-dells-i-improvement-district-arizctapp-1975.