In re Deering

The appellant contends that the assessment is wholly void on two grounds,

First. Because not completed before December 9, 1880;. and,

Second. Because it was not made within a reasonable and proper time after the completion of the work.

The first contention is based upon chap. 550, Laws of 1880, which provides, “ All officers charged with any duty connected with the imposition or confirmation of assessments for local improvements in the city of New York are hereby directed so to perform such duty, that assessments-for all local improvements heretofore completed shall be finally passed upon by the board for the revision and correction of assessments, pursuant to the provisions of law relating to assessments in said city within six months after the passage of this act.”

The act was passed June 9, 1880. The work, to pay for

To this we think there are two answers. Section 899 of the consolidation act provides: “No assessments * * "* shall hereafter be vacated or set aside * * * for or by reason of the omission of any officer to perform any duty imposed upon him * * * except only in cases in which fraud shall be shown, and in cases of repavement.”

This, in our judgment, prevents the effect sought to be given to the act of 1880 by the appellant.

We also think the statute is not mandatory, but directory merely.

The statute itself directs the officers charged with the duty of imposing and confirming assessments to so perform such duty, that assessment, shall be finally passed upon within six months after the passage of the act. It does not provide any penalty if the officers neglect their duty in this respect, nor does it declare that their acts shall be void if done after the six months. Nor is this statute the source of the power or authority to levy assessments, for it expressly says that the officers shall do this “pursuant to the provisions of law relating to assessments” then existing.

Where the provision of the statute is the essence of the thing required to be done, and by which jurisdiction to do it is obtained, it is mandatory; where it relates to form and manner, and where an act is incident, or after jurisdiction has been obtained, it is directory. Sedgwick on Construction of Statutes, 316, et seq.; Potter’s Dwarris on Statutes, note, 222.

In Clark v. Norton ( 49 N. Y., 243 ) and Overing v. Foote ( 65 N. Y., 263 ), cited by appellant, the assessors neglected to comply with the act giving them jurisdiction, and of course, their acts, being without jurisdiction, were void.

_ But in the case under consideration, power and jurisdiction to make the assessment, were given by other statutes, and these, while giving the power to assess also, provided for the protection of the rights of all parties interested, this statute does nothing of the kind.

The court in Marsh v. Chesnut ( 14 Ill., 223 ) refers to this distinction, and bases its decision against the validity of the tax on it, holding that the object of such statute, is to give time to a party objecting to be heard. In the case before that court, the taxpayer would have been deprived of this constitutional right, if the tax had been held valid.

In that case, the statute provided: “ It shall be the duty of the counsel to the corporation, in said city, within three months from the passage of this act to take the necessary legal means to open as a street, the said extension of Madison avenue.”

The proceedings were not taken within three months, but were afterwards. The street was opened, and an assessment therefor laid on the lands of the plaintiff who made the same claim that the appellant does here. The court held the statute directory, and the assessment good, and we think the reasoning in that case conclusive.

Many other authorities in support of the view we have here taken, might be cited.

The second contention of the appellant is based upon the length of time which elapsed since between the completion of the work, and the making of the assessment.

As before stated, the work was finished on, or before December 28, 1872. The assessment was not confirmed until November 12, 1885, or nearly thirteen years after the work was done. After such a length of time the appellant claims there is no power in the corporation to make the assessment, and that any assessment for that work is barred.

The learned counsel for the appellant, does not rely upon any statute other than the one before mentioned, to sustain his contention, and it is manifest that the various limitations to actions in courts of law, cannot apply. He must then base his contention upon general principles of equity. But we think it exceedingly doubtful whether such principles can be invoked in this proceeding which is brought under section 898 of the consolidation act. Such proceedings must be based upon allegations of fraud or substantial error. We do not think mere delay in making the assessment constitutes fraud, nor is it a substantial error within the meaning of the statute, and hence we are of the opinion that the appellant has not brought himself within any of the cases in which the court has power to vacate or reduce the assessment on this ground.

If, however, equity principles are to be applied to this case, then, while it is true, equity will not entertain stale or antiquated demands, nor encourage loches and negligence, still it will interfere in many cases to prevent the bar of the statutes which would be inequitable or unjust. Story’s Eq. Jurisp., § 1521.

We think appellant’s position inequitable. He does not claim that the work was done at extravagant prices, nor that he has been charged with more than the value of the

Many causes conspired to produce the delay. Before the final payment to the contractor, John L. Brown, a dispute arose between him and the city as to the amount to be paid under the contract. He claimed a balance of $140,842.57, which was resisted by the city, and it was successful in the court below; but the judgment of that court was reversed in the court of appeals and a new trial granted. This controversy continued until May, 1876, when, the contractor having died, it way settled by the city agreeing to pay $80,000 to Brown’s representatives. The last payment under this compromise was not made until- July, 1877. After this payment had been made, a Mr. Witherell, claiming to have been a partner of the contractor, endeavored to be substituted as plaintiff in the action so settled, and asked leave to serve a supplemental answer, setting up that he was not concluded by the compromise, and that the city owed him money under the contract. This motion was denied in October, 1880, but an appeal was taken from the order which was not dismissed until May, 1881.

About the time the Witherell motion was denied, and on the 8th of October, 1880, the commissioner of public works certified to the board of assessors the amount of expense incurred for the improvement. A question then arose as to the amount of interest which should be included in the certificate, and the settlement of this question occupied some time.

Finally, on the 14th of January, 1884, an amended certificate was given, and the interest certificate was given on the 6th of February, 1884. These constituted the authority for the assessors to act; not until these were given could they act. We think the assessors, after the giving of the certificates, acted with reasonable diligence.

The appellant, on the argument, practically conceded that the comptroller and commissioner of public works, whose duty it was to give the certificates above mentioned, rightly refused to give them, pending the litigation with Brown, but claims that after the settlement of that action the amount assessable was fixed, and the certificates should have been issued. But if it was right to withhold them pending the Brown controversy, we do not see why they should have been issued pending the Witherell claim, for until that was so far determined as to leave no reasonable doubt

The learned counsel for the appellant contends that since the settlement of the Brown controversy the ownership of the lots affected by this assessment has been changed several times over, and that these owners have assumed that that assessment had been paid long before they became purchasers, and that to compel them to pay for the work now would be unjust.

We fail to understand why the purchasers, since the settlement, should have made this assumption rather than those who purchased before the settlement, or why either class should have made the assumption at all when the improvement was patent to all who.saw the lots, and when it could easily have been ascertained by proper inquiry whether the assessment had been made and paid. If they failed to make this inquiry, they, under the circumstances, should suffer, and not the city.

But whatever force this argument might have as to subsequent purchasers, the appellant cannot avail himself of it, as he owned his lot 51 before the work was undertaken, and has ever since.

We do not mean to hold that officers charged with the duty of making assessments, can delay doing so for any length of time they see fit, and then make a valid assessment at will; but only to hold that there being no statute limiting the time for making the assessment, it must be done within a reasonable time, and that under the circumstances of this case, which are very peculiar, the assessment has been completed within such reasonable time.

The appellant also claims that the refusal of the board of revision and correction of assessment lists, to consider upon the merits, his objections to the assessments, is a substantial error, for which the assessment should be set aside.

This board is composed of the comptroller, counsel to the corporation and recorder of the city; and its powers and duties are declared in section 867 of the consolidation act. This section is founded on chap. 302, sec. 17, Laws of 1859, chap. 308, sec. 1, Laws of 1861, and chap. 580, sec. 6, Laws of 1872, and as we conceive, confers no greater power on the board than it had, under those laws. The power and authority of the board was defined, In the matter of Lange, 85 N. Y., 307 . The court says, “The board had no jurisdiction to set aside and vacate the assessment for want of power in the corporation, to impose any assessment whatever for the particular work to which it relates. ” * * *

The general power of the board is indicated in its official title. It is a board for the revision and correction of assessment lists. The act of 1872, authorizes the board to hear, on the

The appellant alleges in his petition, that, at a meeting of the board, held November 12, 1885, he requested it to consider certain objections to the assessment ifi question, and to examine into the assessment on its merits, evidence concerning which he then proposed to offer; but that the board, arbitrarily, and without reason, and refusing to give any reason whatever for so doing, refused to examine into "the assessment upon its merits, or to consider the objections, or to accept or receive testimony in support thereof, and thereupon confirmed the assessment list.

An examination of the minutes of the board; shows that the board only refused to take testimony directed to a reduction of the assessment, to any amount less than the face of the certificates of the commissioner of public works and comptroller, and that the appellant’s offer of testimony was only “to prove that the expense of the work for which this assessment is laid is extravagant and beyond the just and fair market value thereof, and that the assessment upon the objector’s lots exceeds a fair and just proportion of the fair value of the work done.”

“Also, that the department of public works, in contracting for the work named without submitting the same to competition, and at extravagant prices therefor, did so, claiming that it was necessary to do so, to prótect the Croton aqueduct mains and tunnels from injury and damage, and for this reason, that part of the cost of said work which exceeds its then contract price or fair value, should be assessed upon the city and not upon the property fronting thereon.”

Had the petitioner’s offer been accepted and sustained by evidence, it would have proved simply that the certificates were too large, a matter over which it was decided (In the Matter of Lange, supra) the board had no jurisdiction; and we do not think the board erred in refusing to receive the testimony, as it would have had no power to have acted on it if taken.

But appellant contends that even if the board had no power to go behind the certificates, it should have considered his first, third and eighth objections.

The third objection is based upon the fact that a larger price was paid for the work, because of the necessity of protecting the Croton aqueduct from injury, and that this enhanced price should be charged to the city and not assessed on the property holders.

This, at first sight, seems only just and equitable, yet, when we consider that the improvement was not undertaken to benefit the Croton aqueduct, nor the city property, but for public convenience and the benefit of property along the fine of the improvement, the equities are not so clearly in favor of the claim. It must be assumed that the owners of the property, when they purchased it, knew of the proximity of the aqueduct to Tenth avenue and their lots, and that when that avenue was regulated, etc., it would cost more to do so than under ordinary circumstances; and that the lots were worth less than if they had been differently situated, because of the increased cost of making the improvement, when it became necessary.

But, in addition to what has been said, we doubt whether the assessors could take the enhanced cost into consideration in apportioning the assessment, for the law directs that the cost of such improvement shall be assessed “among the owners or occupants of all houses and lots intended to be benefttted thereby, in proportion, as nearly as may be, to the advantage which each shall be deemed to acquire.” Chap. 86, § 175, Laws of 1813..

The duty of the assessors is to distribute the cost upon the owners or occupants of houses and lots, and not to assess any part of it upon those who do not, however much they may be benefitted.

And for the reason last advanced we think there was no error in not assessing part of the cost of the improvement upon the railroad company, which was the basis of appellant’s eighth objection.

The company‘owned neither houses nor lots on the fine of the improvement.

This brings, us to the last objection urged by the appellant on the argument, which is that the amount assessed upon the property on the fine of the avenue exceeds the sum lawfully assessable therefor by the city, or, in other words, that the assessment should have been for the “ expense actually incurred ” only, and that no interest should have been included as a part of the expense.

The assessment complained of was composed of the following items:

Payments under contract with Brown....... $286,257 50

Surveying................................. 2,501 22

Inspecting................................. 1,698 00'

Interest................................... 61,433 68

Total................................. $351,890 '40-

Appellant contends that the only authority for assessing the expense of the improvement is chap. 5, Laws of 1871, which provides: “The board of assessors in the city of New York are hereby authorized and directed to assess upon the property intended to be benefitted in the mamier provided by law for making assessments for local improvements, the expense which has been or shall be actually incurred by the mayor, aldermen and commonalty of the ■city of New York, for regulating and grading and setting curb and gutter stones and flagging the sidewalks in Tenth avenue, from Manhattan to One Hundred and fifty-fifth street, in said city.”

It is claimed that this act was not superseded or repealed by the subsequent general law, chap. 556, Laws of 1880, being section 868 of the Consolidation Act, providing for assessments thereafter to be imposed for local improvements, and that the act of 1871 limited the assessment to the expense which had been, or should be “actually incurred” by the city, and that therefore the item of $61,-433.68 for interest on the instalments paid to Brown was illegally and without authority included in the assessments.

The case shows that this item was for interest on the instalments paid to Brown, calculating from the date of payment of each instalment, to the 12th of May, 1876, the time the compromise was affected, and was for nothing else.

Chapter 556, sec. 5, Laws of -1880, was in force when this assessment was laid, and is as follows: “Section 5. All assessments hereafter imposed for local improvements in said city, shall be made by the board of assessors, on the following certificates, to wit:

Second. The comptroller shall certify to the said board of assessors, the amount of the interest, at the legal rate,, upon the several instalments advanced, and payments made on account of such work, from the time' of such payment or .advance, by the city, to a day, sixty days after the date of such certificates. Thereafter, the said board of assessors .shall assess upon the property benefitted, in the manner now authorized by law, the aggregate amount of such certificates, or such proportion thereof, as' is now authorized by law, and the said board shall not in any way be enjoined, .restrained, hindered, or delayed in the performance of this duty, provided that nothing herein contained shall be construed to affect the existing powers of the board, for the revision and correction' of assessments.”

This act provides that: “All assessments hereafter imposed ” shall include just such interest, as was included in this case.

The act of 1811 is silent on the subject of interest, and simply provides that the assessors shall assess the expense which has been or shall be- actually incurred for the improvement of Tenth avenue, in the manner “provided by law for making assessments for local improvements.”

The object of the act appears to have been to subject this particular improvement to the laws applicable to assessments generally. One of these laws in force at the time of ■making the assessment in question, was chap. 556, Laws of 1880, which provides for the inclusion of the disputed item.

The last act, by its terms applies to all assessments, imposed after its passage, whether the work had been completed before its passage or not.

The second subdivision of section 5, requires the comptroller to certify the interest upon the several instalments advanced, or judgments made on account of “such work.” What is meant by “such work” is only explained by the expression in the first subdivision, by the phrase, “work in question,” which refers to the work necessary for “local improvements,” in the opening sentence of the section.

These, we think, must be held to be all improvements for which assessments may be imposed.

Besides the words “shall have been actually incurred,” on which appellant’s counsel chiefly relies to sustain his contention, only occur in the clause relating to the certificate of the head of the department charged with the exe

It was the duty of the comptroller to make the interest certificate, and the act, by its terms, we think, applies to the assessment in question, and the interest was properly included therein.

But if we are mistaken in this, it would not necessarily follow that a reduction should be made on appellant’s property. The entire expenditure of the city for this improvement, including $61,433.68 interest, was $351,890.40; entire amount assessed on private owners, $218,111.24; difference, $13,113.16. This difference is made up as follows: Aggregate not assessable upon private property, under section 810 consolidation act, $60,196.98; amount assessable on Trinity Cemetery, but for chapter 310, Laws 1819, $13,516.18; total, $13,113.16.

It is plain, therefore, that although the interest has been charged in computing the amount to be assessed, yet the city has borne a portion of the amount larger than the interest charged, and the assessment upon the owners of private property is less than the “actual expense incurred,” excluding interest.

The actual expense, exclusive of interest, wSs $290,456.11; assessed on property holders, $218,111.24; difference, $12,-339.53, which the city loses in any event, exclusive of interest.

It still remains true, however, that some property owners were assessed their proportion of interest, while others were not aggrieved by its inclusion, but there is not sufficient data, in the papers submitted to us, to determine whether the appellant is or is not aggrieved thereby; nor the extent of the injury, if any; and the view we take of this case renders it unnecessary for us to determine that matter.

It is claimed by the appellant that under the contract with John L. Brown the city should have charged interest to the contractor from the date of the payments to him to the date of confirmation of the assessment.

There is a provision in the contract, to the effect that the city will pay to the contractor, “upon the confirmation of the assessment, * * * * the whole amount of

money accruing, excepting such sum or sums of money as may be lawfully retained. ” * * * *

The contract proceeds to provide for the payment of monthly instalments of ninety per cent, in accordance with the ordinance of December 30, 1854.

This ordinance requires that a clause must be inserted in contracts that payments will be made to contractors, by monthly instalments of seventy-five per cent, and that the contractors to whom such payments shall have been made

We think the act of 1880, before quoted, has impliedly repealed the act of 1852, and therewith done away with the ordinance founded upon it.

The act of 1880 has provided for the inclusion of interest, and established an entirely different system of levying assessments.

But if it were not so, then it must be remembered the entire controversy between the city and Brown was compromised and settled, each party yielding a part of the claim of the other, and by this settlement Brown’s claim was reduced from $140,842.57 to $80,000, or just about what the interest on the instalments amounted to at the time, and thus it was saved both to the city and the taxpayers.

We are, therefore, of opinion that the assessment is valid, and the order of the special term should be affirmed, with costs. "

Allen, J., concurs._