Minnesota & M. Land & Improvement Co. v. City of Billings

111 F. 972, 50 C.C.A. 70, 1901 U.S. App. LEXIS 4449
CourtCourt of Appeals for the Ninth Circuit
DecidedOctober 21, 1901
DocketNo. 605
StatusPublished
Cited by12 cases

This text of 111 F. 972 (Minnesota & M. Land & Improvement Co. v. City of Billings) is published on Counsel Stack Legal Research, covering Court of Appeals for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Minnesota & M. Land & Improvement Co. v. City of Billings, 111 F. 972, 50 C.C.A. 70, 1901 U.S. App. LEXIS 4449 (9th Cir. 1901).

Opinion

GILBERT, Circuit Judge,

after stating the case as above, delivered the opinion of the court.

The validity of the proceedings whereby the special tax was levied by the city of Billings is challenged upon several grounds, one of which is that the statute which authorized the same violates the provision of the constitution of the United States which prohibits any state from depriving any person of property without due process of law, for the reason that it permits the exclusion of the consideration of the benefits of the improvement to the property which is to bear the burden thereof. The statute (section 440g) provides that’ the city council shall enact by ordinance that the expense of such improvements shall be paid by the entire district; each lot therein to pay by special assessment the quotient found by dividing the whole expense by the entire number of lots; the assessment on each lot to be proportioned to its area. But section 428 of chapter 22, as amended by the act of 1893, provides as follows:

“For the purpose of payment of expenses, including all damages and costs incurred in taking- of private property, and of making any improvement [974]*974mentioned in tlie preceding sections, tlie city council may by resolution levy and ássess the whole or any part not less than half of sncli expenses as a tax upon sncli property as they shall determine is specifically benefited thereby.” Laws 1893, p. 130.

The same section- makes further provision requiring the publication of the resolution and notice of the time when the city council shall meet to hear objections which may be made to the assessments. The meaning of the statute is that the city council is only authorized to assess and levy the expense of making the improvement as a tax upon such property as they shall determine is specifically benefited thereby, or, in other words, there must be in the creation of an improvement district a determination as to what property would be benefited thereby, and only such property may be included therein. This seems the reasonable construction of these provisions of the statute, but, if the provisions of section 440g are to be taken as standing alone and unaffected by any other section, they still do not create an assessment which is void, or which takes the property of the taxpayer without due process of law; nor is Village of Norwood v. Baker, 172 U. S. 269, 19 Sup. Ct. 187, 43 L. Ed. 443, authority to the contrary. That case involved the validity of a village ordinance which imposed upon the abutting, property the entire cost of opening a street through the premises, of a single property owner., whose, land was condemned for the street. There had been no legislative determination as to what lands were benefited, ■ no inquiry concerning the benefits by the village council, and no opportunity to the abutting owner to be heard on that subject. The court held that the exaction from the owner of the entire cost of the public improvement, in substantial excess of the special benefits accruing to him, was, to the extent of such excess, a taking of private property for public use without compensation. The limits of the doctrine of that case have been defined by the supreme court in the recent decision of French v. Paving Co., 181 U. S. 324, 21 Sup. Ct. 625, 45 L. Ed. 926,—a case which-involved an assessment substantially identical with that which is under consideration in' the case at bar. It was a cáse where the cost of a pa-vement was apportioned, as against the lots fronting thereon, under a charter which required that the total cost of the work should be apportioned as a charge against the abutting lots-according to their frontage on the improvement, without reference to any benefits which might accrue to the property upon which the charge was made. It was contended, under the authority of Village of Norwood y. 'Baker, that such assessment was void; but the court held otherwise, quoting with approval Dill. Mun. Corp. § 752, as follows:

“* * * Whether the expense of making such improvements shall be paid out of tlie general treasury, or be assessed upon the abutting or other property specially benefited, and, if in tlie latter mode, whether the assessment shall be upon all property found to be benefited, or alone upon the abutters, according to frontage or according to the area of tlieir lots, is, according to the present weight of authority, considered to be a question, of legislative-expediency.”

[975]*975The decision in French v. Paving Co. clearly determines the present question adversely to the appellant’s contention.

The appellant denies the authority of the city to include the whole city in a single improvement district. The statute under which the improvement was made and the tax was levied, as amended by section i of the act of 1893, authorizes the city council “to create special improvement districts within tke city, designating the same by number, and to change the boundaries of said districts from time to time as the city council may deem expedient.” Laws 1893, p. 121. This provision should be construed with reference to the object which was intended to be accomplished. It is contended by the appellant that because the word “districts” is used in the plural, and authority is given to create special improvement districts “within the city,” and to desígnate the same by number, ihe statute can only be complied with by creating at least two districts, and that the. inclusion of the. whole city in a single district is absolutely without authority of law. We think the statute should not he thus narrowed in its construction. It was intended to confer the broad power of creating special improvement districts, commensurate with the improvement which was required to be made therein. The word “special” qualifies the improvement, not the district. The improvement in this instance affected the whole city. If it had affected but three-fourths of the city, it is not disputed that all the area so affected might have been included in an improvement district. It is but to pursue the same course of reasoning to reach the conclusion that by leaving out one block all the remainder of the city might be included in one improvement district. The statute undoubtedly was intended to authorize the city council to make whatever special improvement, within the scope of enumerated powers, might be deemed necessary for the welfare of the citv, or any part thereof. It was to be a continuous power, to he exercised as occasion might arise, and to be adequate to tlie necessities of the case,—a power to include the whole city in one district, if necessary for an improvement which affected the whole, or to divide the city into smaller districts for other special improvemems which might affect only the particular portions so included. But if, indeed, it were doubtful whether the statute so quoted authorized the inclusion of the whole city' in one improvement district, all doubt would seem to be removed by section qj.og, which was added to chapter .22 of tlie Compiled Statutes of Montana by the act of 1893, and which provides that:

"Whenever it is desired lo create special improvement districts for the purpose of grading, paving, macadamizing, or otherwise improving any slreet, nvr-mie, or-alley, or any part thereof, or building, repairing, or improving any sewer, sidewalk, or goiter; or making any other public improvements.

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Bluebook (online)
111 F. 972, 50 C.C.A. 70, 1901 U.S. App. LEXIS 4449, Counsel Stack Legal Research, https://law.counselstack.com/opinion/minnesota-m-land-improvement-co-v-city-of-billings-ca9-1901.