Document: 429 U.S. 252 97 S.Ct. 555 50 L.Ed.2d 450 VILLAGE OF ARLINGTON HEIGHTS et al., Petitioners,v.METROPOLITAN HOUSING DEVELOPMENT CORPORATION al. No. 75-616. Argued Oct. 13, 1976. Decided Jan. 11, 1977. Syllabus Respondent Metropolitan Housing Development Corp. (MHDC), a nonprofit developer, contracted to purchase tract within the boundaries of petitioner Village in order build racially integrated low- and moderate-income housing. The contract was contingent upon securing rezoning as well federal housing assistance. MHDC applied for necessary from single-family multiple-family (R-5) classification. At series Plan Commission public meetings, both supporters opponents touched fact that project would probably be integrated. Opponents also stressed zoning factors pointed toward denial MHDC's application: location had always been zoned single-family, Village's apartment policy called limited use R-5 zoning, primarily buffer between development commercial or manufacturing districts, none which adjoined project's proposed location. After denied rezoning, individual minority respondents filed this suit injunctive declaratory relief, alleging discriminatory violated, inter alia, Equal Protection Clause Fourteenth Amendment Fair Act. District Court held motivated not by racial discrimination but desire protect property values maintain plan. Though approving those conclusions, Appeals reversed, finding "ultimate effect" observing disproportionately affect blacks, particularly view general surburban area, though economically expanding, continued marked residential segregation. Held: 1. at least one respondent have standing bring action. Pp. 260-264. (a) has met constitutional requirements showing injury fairly traceable petitioners' acts. challenged action stands an absolute barrier constructing contracted, could removed if relief were granted. MHDC, despite contingency provisions its contract, suffered economic based expenditures it made support petition, noneconomic defeat objective, embodied specific project, making suitable low-cost available where such is scarce. 261-263. (b) Whether assert rights prospective tenants need decided, respondents, Negro working desirous there who now lives 20 miles away, standing. Focusing on he adequately alleged "actionable causal relationship" practices his asserted injury. Warth v. Seldin, 422 490, 507, 95 2197, 2209, 45 343. 263-264. 2. Proof intent purpose required show violation Amendment, failed carry their burden proving motivating factor decision. 264-271. Official will unconstitutional solely because results disproportionate impact. "(Such) impact irrelevant, sole touchstone invidious discrimination." Washington Davis, 426 229, 242, 96 2040, 2049, 48 597. A intent, evidenced impact, historical background decision, antecedent events, departures normal procedures, contemporary statements decisionmakers, must shown. 264-268. evidence does warrant overturning concurrent findings courts below no proof warranting conclusion decision motivated. 268-271. 3. statutory question whether violated Act 1968 decided should considered remand. P. 271. 517 F.2d 409, reversed remanded. Jack M. Siegel, Chicago, Ill., petitioners. F. Willis Caruso, respondents. Mr. Justice POWELL delivered opinion Court. 1 In 1971 Corporation (MHDC) petitioner, Arlington Heights, 15-acre parcel Using financial assistance, planned 190 clustered townhouse units tenants. request. joined other plaintiffs are here, brought United States Northern Illinois.1 They 1968, 82 Stat. 81, 42 U.S.C. § 3601 seq. Following bench trial, entered judgment Village, 373 F.Supp. 208 (1974), appealed. Seventh Circuit discriminatory, refusal rezone therefore Amendment. 409 (1975). We granted petition certiorari, 423 1030, 560, 46 404 (1975), reverse. 2 * Heights suburb located about 26 northwest downtown Loop area. Most land detached homes, prevailing use. experienced substantial growth during 1960's, but, like communities Cook County, population groups remained quite low. According 1970 census, only 27 64,000 residents black. 3 Clerics St. Viator, religious (Order), own 80-acre just east center Heights. Part site occupied Viatorian high school, part Order's three-story novitiate building, houses dormitories Montessori school. Much site, however, remains vacant. Since 1959, when first adopted ordinance, all surrounding R-3, specification with relatively small minimum lot-size requirements. On three sides homes across street; directly adjoins backyards homes. 4 Order devote some Investigation revealed most expeditious way work through developer subsidies under 236 National Act, 1246, added amended, 12 1715z-1.2 5 developer. It organized several prominent Chicago citizens building throughout process near already provided federally assisted smaller scale parts 6 negotiation, into 99-year lease accompanying agreement sale covering southeast corner property. became lessee immediately, clearances assistance Federal Government. If proved unsuccessful either, lapse. established bargain price $300,000, low enough comply limitations governing land-acquisition costs 7 engaged architect proceeded known Lincoln Green. plans two-story buildings total units, each unit having private entrance outside. One hundred single bedroom, thought likely attract elderly citizens. remainder two, three, four bedrooms. large portion remain open, shrubs trees screen abutting east. 8 did conform ordinance built unless rezoned R-5, Accordingly, accompanied supporting materials describing specifying subsidized 236. clear requirement affirmative marketing plan designed assure submitted studies demonstrating type analyzing probable development. To prepare hearings before compliance code, fire regulations, related requirements, consulted staff preliminary review parties stipulated every change recommended consultations incorporated plans. 9 During spring 1971, proposal drew crowds. Although many attending vocal demonstrative opposition Green, number individuals representatives community spoke rezoning. Some comments, supporters, addressed what referred "social issue" desirability undesirability introducing housing, 10 Many opponents, focused aspects stressing two arguments. First, area neighboring purchased reliance Rezoning threatened cause measurable drop value sites. Second, policy, Board 1962 amended 1970, serve uses incompatible, districts. Green meet requirement, district. 11 close third meeting, motion recommend Trustees deny stated: "While moderate income may exist environs, derelict recommending location." Two members voted against report, accommodate represented "good zoning." September 28, consider request recommendation Commission. hearing, 6-1 vote. following June lawsuit seeking relief.3 second corporation Mexican-American descent intervened plaintiffs. trial resulted Assuming suit,4 petitioners discriminate low-income they rather "to integrity plan." F.Supp., 211. concluded effect. 13 divided reversed. approved Court's defendants concern plan, than discrimination. Deciding effects more complex. court observed blacks. Based family income, blacks constituted 40% eligible become although composed far lower percentage population. reasoned, our James Valtierra, 402 137, 91 1331, 28 678 (1971), disparity alone call strict scrutiny municipality's prevents construction housing.5 14 There another level court's analysis allegedly results. Invoking language Kennedy Park Homes Assn. City Lackawanna, 436 108, 112 (C.A.2 1971), cert. denied, 401 1010, 1256, 546 (1970), ruled examined light "historical context ultimate effect."6 F.2d, 413. Northwest County enjoying rapid employment opportunities population, exhibit degree simply ignore problem. Indeed, found "exploiting" situation allowing itself nearly white community. Id., 414. current parcels feasible price. 15 Against background, tolerated served compelling interests. Neither nor exacting standard. II 16 outset, challenge respondents' suit. pressed Appeals, since jurisdiction decide case implicated, Jenkins McKeithen, 395 411, 421, 89 1843, 1848, 23 (1969) (plurality opinion), we shall it. 17 343 similar respects one, reviewed prudential considerations guide determining party's standing, repeat discussion here. essence question, dimension, "whether plaintiff 'alleged personal stake outcome controversy' (as) invocation federal-court justify exercise remedial powers behalf." 498-499, 2205, quoting Baker Carr, 369 186, 204, 691, 703, 663 (1962). himself injured defendant. indirect, see SCRAP, 412 669, 688, 93 2405, 2416, 37 254 (1973), complaint indicate indeed defendant's acts omissions. Simon Eastern Ky. Welfare Rights Org., 26, 41-42, 1917, 1925 - 1926, (1976); O'Shea Littleton, 414 488, 498, 94 677, 38 674 (1974); Linda R. S. Richard D., 410 614, 617, 1146, 1148, 35 536 (1973). A. 18 Here can little doubt meets place site. secures seeks, removed. An injunction not, course, guarantee built. still secure financing, qualify subsidies,7 construction. But developments subject extent uncertainties. When detailed engage undue speculation predicate requisite controversy. shown "likely redressed favorable decision." supra, U.S., 38, S.Ct., 1924. 19 Petitioners nonetheless appear argue lacks point out, owner question. Its rezoning.8 owes owners nothing denied. cannot accept argument. place, inaccurate say suffers rezone, contract. expended thousands dollars Unless granted, these worthless even finds equally attractive 21 Petitioners' argument misconceives long kind plaintiff's 686-687, 2415; Sierra Club Morton, 405 727, 734, 92 1361, 1365, 31 636 (1972); Data Processing Service Camp, 397 150, 154, 90 827, 830, 25 184 (1970). corporation. interest stems gain, areas This mere abstract problem interest. See 739, 1368. intends build, generate profits, provides "essential dimension specificity" informs judicial decisionmaking. Schlesinger Reservists Stop War, 418 208, 221, 2925, 2932, 41 706 (1974). B 22 Clearly rights. Foremost among them right free arbitrary irrational actions. Euclid Ambler Realty Co., 272 365, 47 114, 71 L.Ed. 303 (1926); Nectow Cambridge, 277 183, 447, 72 842 (1928); Belle Terre Boraas, 416 1, 1536, 39 797 heart litigation never claim fails generous test, recently reaffirmed Terre. Instead discriminates minorities As corporation, identity direct target ordinary case, party persons. 499, 2205. circumstances departure limitation permit Barrows Jackson, 346 249, 73 1031, 1586 (1953); cf. Sullivan Little Hunting Park, 396 237, 400, 404, 24 386 (1969); Buchanan Warley, 245 60, 72-73, 16, 17, 62 149 (1917). For demonstrated own.9 Ransom, Negro, works Honeywell factory approximately away Evanston 5-room house mother son. seeks wants Ransom testified move there, closer job. asserts quest nearer thwarted official discriminatory. grants "substantial probability," 504, 2208, materialize, affording opportunity desires His generalized grievance. Instead, suggested Warth, 508 n. 18, 2210, focuses particular dependent possible actions court. id., 505, 2208; 1926. Unlike averred Heights' 2209. proceed merits. III Our last Term 597 (1976), "Disproportionate 2049. Clause. contrary indications drawn cases,10 holding Davis principle variety contexts. E. g., Keyes School Dist. Denver, Colo., 413 189, 2686, 2697, 548 (1973) (schools); Wright Rockefeller, 376 52, 56-57, 84 603, 605, 512 (1964) (election districting); Akins Texas, 325 398, 403-404, 65 1276, 1279, 1692 (1945) (jury selection). require prove rested purposes. Rarely said legislature administrative body operating broad mandate concern, "dominant" "primary" one.11 fact, legislators administrators properly concerned balancing numerous competing refrain reviewing merits decisions, absent arbitrariness irrationality. consideration. deference longer justified.12 Determining demands sensitive inquiry circumstantial available. "bears heavily race another," 2049 provide important starting point. Sometimes pattern, unexplainable grounds race, emerges effect state legislation appears neutral face. Yick Wo Hopkins, 118 356, 1064, 30 220 (1886); Guinn States, 238 347, 926, 59 1340 (1915); Lane Wilson, 307 268, 872, 83 1281 (1939); Gomillion Lightfoot, 364 339, 81 125, 110 (1960). evidentiary then easy.13 cases rare. Absent pattern stark Wo, determinative,14 look evidence.15 source, reveals taken supra; Griffin Board, 377 218, 1226, 256 (1964); Schnell, 872 (S.D.Ala.), aff'd per curiam, 336 933, 69 749, 1093 (1949); 207, 2696. sequence events leading up shed decisionmaker's Reitman Mulkey, 387 369, 373-376, 87 1627, 1629-1631, 830 (1967); Grosjean American Press 297 233, 250, 56 444, 449, 80 660 (1936). example, involved here suddenly changed R-3 town learned erect housing,16 different case. Departures procedural might afford improper purposes playing role. Substantive too relevant, usually decisionmaker strongly favor reached.17 29 legislative history highly especially decisionmaking body, minutes reports. extraordinary instances stand testify concerning action, testimony frequently barred privilege. Tenney Brandhove, 341 367, 783, 1019 (1951); Nixon, 683, 705, 3090, 3106, 1039 J. Wigmore, Evidence 2371 (McNaughton rev.ed. 1961).18 foregoing summary identifies, without purporting exhaustive, subjects proper existed. With mind, address us. IV tried supra. erroneous theory carried was, more, unconstitutional. understood function examine underlying issue, noted various groups. held, "does defendants." 32 appeal consistently being invoked strictness demonstrate motive. perfect consistency, occasions formed basis Board's proposals. "The necessitate administered manner." 412. denying MHDC. 33 evidence. arguably bear minorities. Minorities constitute 18% spark suspicion. around year map. Single-family surround undeniably committed dominant progressed according usual procedures.19 scheduled additional hearings, supplement presentation answers questions generated hearing. 34 members, reflected minutes, almost exclusively relied novel criteria decisions. reason maintenance vicinity. originally picture us infer application Finally, member trial. Nothing her supports inference purpose.20 sum, below. Respondents decision.21 ends inquiry. Appeals' further independent significance. V 36 Respondents' continue urge may, did, violate 3604 3617. proceeding somewhat unorthodox fashion, remand consideration claims. Reversed STEVENS took MARSHALL, whom BRENNAN joins, concurring dissenting part. 40 I concur Parts I-III opinion. However, believe result entire proceedings consistent today's better situated reassess significance developed standards set forth determine interests justice directed standards. WHITE, dissenting. reverses finds, after re-examination below, "(r)espondents . Ante, p. 270. reaches interpreting applying notwithstanding rendered handed down, thus benefit violation. 43 gives failure follow practice vacating remanding reconsider ruling intervening articulation legal standard nowhere mentioned indicates feels facts calls analysis. true, do allow attempt instance. Given deems re-examine adopts, appropriate. indicate, primary courts. See, e. 402, 1278, (1945). justification issue any event claim, seq., yet Appeals. While conceding "unorthodox" approach deciding reaching ante, 271, refuses reach issue. 44 Even convinced reverse wholly unnecessary embark lengthy "by legitimate accepted clearly erroneous, overturn list "evidentiary sources" "subjects inquiry" vacate and, necessary, Davis. named officials, sued capacity. latter Mayor, Manager, Director Building Zoning, Trustees. convenience, occasionally refer collectively "the Village." Section "interest reduction payments" rental projects Act's savings passed accordance complex formula. Qualifying effectively pay 1% money borrowed construct, rehabilitate, properties. (Section minor began. 1715z-1 (1970 ed., Supp. V), Authorization 1976, 4, 1070.) New commitments suspended 1973 executive revived. Projects formerly generally aid 1937, 201(a) Community 1974, 1437f 2, 1068. Under program, Department Urban contracts sum make difference fair market rent amount contributed tenant. tenant pays 15% 25% gross rent. indicated oral that, demise clearance sought certification class pursuant Fed.Rule Civ.Proc. declined certify. 209 Judge heard early motions He sustained dismiss lack judge finally "no reexamine (the predecessor judge's) conclusions" respect. Ibid. Nor stringent involves Lindsey Normet, 56, 73-74, 862, 874, (1972). San Antonio Rodriguez, 411 18-39, 1288-1300, apparently derived 373, 1629, (1967) (quoting California Supreme review). suggest suspension housing-assistance program makes impossible out deprives expressed doubts position suspension. termination programs preclude matter decide, likelihood secured 1974. contend pursue purchaser whose contest Illinois law Illinois, Clark Oil & Refining Evanston, Ill.2d 48, 177 N.E.2d 191 (1961); Solomon Ill.App.3d 782, 331 380 State govern determinations canvassed length respond concerns peculiarly nature. choose applicants MHDC's, choice necessarily disqualify Because presence plaintiff, corporate Palmer Thompson, 403 217, 225, 1940, 1945, 438 (1971); Council Emporia, 407 451, 461-462, 2196, 2202-2203, 51 O'Brien, 391 381-386, 88 1673, 1681-1684, 672 (1968). 242-244, 2049-2050. McGinnis Royster, 263, 276-277, 1055, 1063, 282 context, observed: search often elusive enough, primacy ascertained. Legislation multipurposed: removal 'subordinate' shift altogether consensus statute." scholarly motivation, Brest, Thompson: Approach Problem Unconstitutional Legislative Motive, Sup.Ct.Rev. 95, 116-118. Several jury-selection fall category. nature task, permitted statistical extremes Gomillion. Turner Fouche, 346, 359, 532, 539, 567 (1970); Sims Georgia, 389 407, 523, 525, 634 (1967). invidiously governmental act power elsewhere immunized absence comparable Richmond 358, 378, 2296, 2307, instances, recognize probative merely acknowledge "heterogeneity" Nation's Jefferson Hackney, 406 535, 548, 1724, 1732, 285 248, 2051. Progress Mitchell, 286 222 (C.A.7 1961) (park board condemned plaintiffs' park learning erecting sold integration); 108 1970), (1971) (town declared moratorium new subdivisions parkland shortly housing). disagreement. 244-245, 2050. Dailey Lawton, 425 1037 (C.A.10 1970). former school purchased. city refused PF, facilities classification, R-4, high-density residential. All present planning director "from standpoint" why classified R-4. evidence, record sustains (District Court's) motivation unreasonable action." 1040. recognized, ever Fletcher Peck, Cranch 87, 130-131, 162 (1810), inquiries represent intrusion workings branches government. Placing "usually avoided." Citizens Preserve Overton Volpe, 420, 814, 825, 136 (1971). problems prompted good deal commentary. Tussman tenBroek, Laws, Calif.L.Rev. 341, 356-361 Bickel, Least Dangerous Branch 208-221 (1962); Ely, Administrative Motivation Constitutional Law, 79 Yale L.J. 1205 12. much apparent departure. Planner, responsibility covered matters, asked written omission seem curious, role Planner customarily played relevant complain unduly efforts acted purposes, forbade questioning time cast votes. perceive abuse discretion otherwise proper. allowed, discovery phase fully information repeated insistence violation, improper. invalidation Such would, shifted establishing same impermissible considered. established, complaining attribute complained purpose. circumstances, interference threshold showing. Mt. Healthy Bd. Education Doyle, 274, 568, 471.

Category: 1