371 Mass. 289 | Mass. | 1976
After commencing the present action for a declaratory judgment by filing a complaint in the Superior Court, the plaintiffs moved for preliminary injunctive relief. On the defendants’ suggestion at the hearing that the court lacked jurisdiction of the subject matter, the judge, acting under Mass. R. Civ. P. 12 (h) (3), 365 Mass. 754 (1974) ,
We summarize the plaintiffs’ case as seen from the complaint. Named as plaintiffs are Stanley H. Sydney and Arthur M. Winn, sole partners of Sydney & Winn Salem Associates, a general partnership, which is one of two general partners of Pequot Associates, a limited partnership. The latter partnership is the owner and developer of a residential apartment project in the city of Salem approved as an urban redevelopment project under G. L. c. 121 A. The defendants are the board of assessors of Salem, the city of Salem, and the Commissioner of Corporations and Taxation.
Under c. 121 A, § 10 (first par.),
On July 12, 1972, the assessors determined under § 10 (seventh par.) that the maximum fair cash value of the land involved in the Pequot project was $300,000, and of the proposed improvements, $3,470,000. At the same time, pursuant to c. 121A, S 6A,
The complaint sets out a document entitled “Certificate of Approval and Acceptance” signed for MHFA by its executive director, dated February 28, 1975, which states that, pursuant to a provision of a construction loan agreement of June 29, 1972, with Pequot Associates, MHFA “hereby approves and accepts the project as being satisfactorily completed.”
On the same date, February 28, 1975, the assessors carried out their duty under § 10 (second par.) of certifying to the State Tax Commission and the taxpayer the value as of January 1 on which the excise was to be based; under the same statutory provision, the taxpayer might appeal the valuation to the Appellate Tax Board on or before April 1. The assessors certified “the fair cash value of property consisting of land and buildings” to be $5,770,000.
The plaintiffs allege that, for purposes of the excise, the project was not complete on January 1,1975, and therefore the applicable excise should be figured on the fair cash value of the land as previously determined by the assessors ($300,000), not on the value of the whole project (which in all events should be the $3,770,000 previously determined by the assessors, plus only the value of additions, if there were any). For the proposition that the project was incomplete on January 1, 1975, the plaintiffs’ pleading appears to rely on the MHFA’s certificate with its February 28 date.
Concluding, the complaint, filed on March 18, 1975, alleges that a genuine controversy exists, and prays a declaration as just indicated with respect to the proper base for computing the 1975 excise; it seeks also interlocutory relief in the form of a preliminary injunction extending, for some period after March 15,1975, the date for filing the excise return.
The slim record before us consists essentially of the com
Our decided cases do not accord with the judge’s approach. We have held repeatedly, in the tax field,
As the question is one of discretion in light of the total controversy, it will often be unwise or unsafe to attempt to decide it on the basis of the complaint alone; thus the court said (in a pre-rules case), “Since the bill states a case within the declaratory judgment statute, it is proof against demurrer.” Carlton Hotel, Inc. v. Abrams, 322 Mass. 201, 203 (1948). See Stow, supra at 342. Cf. Nearis v. Gloucester, 357 Mass. 203 (1970). And where a judge at the trial level has confined himself artificially to the pleading — has acted on the basis of words when he should have looked to the facts
A remand is called for here so that the matters in dispute may be clearly discerned and discretion exercised more securely. The criteria mentioned above can hardly be applied until there is some indication of the grounds of defense.
The judgment is reversed and the case is remanded to the Superior Court for further proceedings consistent with this opinion.
So ordered.
Rule 12 (h) (3) provides: “Whenever it appears by suggestion of a party or otherwise that the court lacks jurisdiction of the subject matter, the court shall dismiss the action.”
The references to § 10 and other sections of c. 121A were to those provisions prior to the important amendments of the chapter enacted in 1975.
Section 6A, inserted by St. 1960, c. 652, § 5, provides in part: “Nothing in section ten shall prevent such contract [between the developer and the city or town for the carrying out of the project] from further providing for such corporation [or other developer under § 18C] to pay to the city or town with respect to one or more years such specific or ascertainable amount in addition to the excise prescribed by section ten as may have been stated in the application.”
The complaint sets out the words quoted in the text but does not reproduce the entire agreement.
Compare § 3 of the declaratory judgment statute, G. L. c. 231A, inserted by St. 1945, c. 582, § 1, which provides that a judge may refuse to render a declaratory judgment where such judgment would not terminate the uncertainty or controversy “or for other sufficient reasons”; then “[t]he reasons ... shall be stated in the record.” This suggests that reasons must be assigned where a judge declines on discretionary grounds to entertain a declaratory action. See Hogan v. Hogan, 320 Mass. 658, 662-663 (1947).
If such a defense existed but was not asserted and the action went to judgment on the merits, it may be doubted whether the judgment would be open to collateral attack. But cf. 5 C.A. Wright & A.R. Miller, Federal Practice and Procedure § 1350 (1969), and 1975 Pocket Part at 56 n.52.1.
See East Chop Tennis Club v. Massachusetts Comm’n Against Discrimination, 364 Mass. 444, 448-451 (1973), contrasting the approaches to the question in the tax and other fields.
Statute 1974, c. 630, §§ 1-3, respectively, amended §§ 2, 3, and 5, of G. L. c. 231A to allow declaratory actions to test the legality of certain administrative practices. The amendment of § 3 provides that failure to exhaust administrative relief before bringing such an action shall not bar it if an affidavit accompanying the complaint states that the particular practice is known to the agency and reliance on administrative relief would be futile. We think the latter provision about exhaustion is without bearing upon, and implies no legislative disapproval of, the limited discretionary use of declaratory judgments in the tax field, as described in our text.
And, as noted in Massachusetts Mut. Life Ins. Co., supra, 363 Mass. at 688-689: “There is no requirement that the plaintiff elect between its administrative remedies and this bill for declaratory relief. A taxpayer should not be compelled at its peril to abandon any available administrative remedy in order to qualify for declaratory relief under G. L. c. 231 A.”
The present complaint was filed before the statutory date for the taxpayer’s appeal of the assessors’ valuation (see G. L. c. 121A, § 10 [second par.]). There is no indication whether such an appeal was filed, and no point has been made of this.
As to problems of Federal declaratory relief, see United States v. State Tax Comm’n, 481 F.2d 963, 971-976 (1st Cir. 1973).
Cf. Olszewski v. Sardynski, 316 Mass. 715, 717 (1944).
Affidavits might be offered on the matter in lieu of or in addition to the pleading.
We do not intimate that such a contention can or will be made and express no opinion as to its cogency if made.
The parties may wish to consider whether the other general partner of the limited partnership Pequot Associates should be added as a plaintiff by amendment of the complaint under Mass. R. Civ. P. 15 (c), 365 Mass. 761 (1974), and Reporters’ Notes thereto, Mass. Ann. Laws, Rules of Civil and Appellate Procedure at 288-289 (1974). Cf. Shapira v. Budish, 275 Mass. 120, 126 (1931).