Document: 426 U.S. 776 96 S.Ct. 2430 49 L.Ed.2d 205 FLINT RIDGE DEVELOPMENT COMPANY, Petitioner,v.The SCENIC RIVERS ASSOCIATION OF OKLAHOMA et al. Carla A. HILLS, etc., al., Petitioners, v. The Nos. 75-510, 75-545. Argued April 27, 1976. Decided June 24, Rehearings Denied Oct. 4, See 429 875, 97 198. Syllabus Interstate Land Sales Full Disclosure Act (Disclosure Act), which is designed to prevent false and deceptive practices in the interstate sale of unimproved tracts land by requiring developers disclose information needed potential purchasers, requires a developer register subdivision filing with Department Housing Urban Development (HUD) statement record containing concerning title land, terms conditions for disposing lots, subdivision, including access, noise, safety, sewage, utilities, proximity municipalities, nature developer's proposed improvements, various other specified data, such additional matters as Secretary HUD may require being reasonably necessary or appropriate protection purchasers. Such becomes effective automatically on 30th day after unless determines that it its face incomplete materially inaccurate, case date suspended until 30 days files complete correct statement. After petitioner had filed certain but before became effective, respondent environmental organizations requested prepare an impact development allowing go into effect. Upon HUD's refusal do so, brought suit against Administrator Office Registration, seeking declaratory judgment injunction them, prior registering record, conduct study compliance National Environmental Policy 1969 (NEPA), all federal agencies "to fullest extent possible" include "in every recommendation report proposals legislation major Federal actions significantly affecting quality human environment" analyzing consequences of, alternatives to, action. District Court ruled organizations, holding NEPA's requirements applied ordering approving record. Appeals affirmed. Held: requirement inapplicable this case. Even if Secretary's disclosure become constituted "major action within meaning NEPA so would ordinarily be required, there clear fundamental conflict statutory duty, since cannot comply duty under allow statements effect filing, absent inaccurate disclosure, simultaneously developments. Pp. 785-793. (a) While instruction deliberate command imposes upon consider factors not shunted aside bureaucratic shuffle, nevertheless recognizes where unavoidable authority exists, must yield. 787-788. (b) does leave discretion suspend time statement, rather mandates record's shall sole exception empowered inadequate disclosure. 788-791. 520 F.2d 240, reversed remanded. Howard E. Shapiro, Washington, D. C., petitioners Hills, F. Paul Thieman, Jr., Tulsa, Okl., Flint Ridge Co. Andr T. Dalton, respondents. Mr. Justice MARSHALL delivered opinion Court. 1 Today we decide whether (NEPA) private real estate pursuant Act) effective. 2 * Act, 82 Stat. 590, amended 15 U.S.C. § 1701 seq., buyers. based full provisions philosophy Securities 1933, 48 74, amended, 77a resembles many respects. Section 1404(a)(1) makes unlawful covered make use any means instruments transportation communication ierstate commerce, mails . sell lease lot respect printed property furnished purchaser advance signing contract agreement purchaser." 1703(a)(1). 3 report, condensed version are prepared developer. They contain land; lots; improvements; data; "as (of HUD) purchasers." 1406(12) 1705.1 By regulation, required part record.2 24 CFR §§ 1710.20(a), (e), 1710.110 (1975). 4 A registers HUD. only lots therein, earlier determine. 1405, 1407(a) 1704, 1706(a). If material respect, notifies report. 1407(b) 1706(b).3 accurate, however, permitted has no power evaluate substance proposal; expressly provides: "The fact been deemed finding true accurate face, held mean way passed merits given approval subdivision." 1417 1716. Moreover, prohibits person from advertising representing approves recommends therein. 1408(b), 1707(b), 1716.4 5 Petitioner (Flint Ridge) joint venture organized develop located northeastern Oklahoma adjacent Illinois River. In February 1974, company relating "Flint No. 1," consists approximately 1,000 residential 2,200 acres land. found date. subsequently corrections May 2, 1974. commenced immediately thereafter. 6 Respondents Scenic Rivers Association River Conservation Council nonprofit corporations purpose protecting River, state-designated "scenic" river, undeveloped environs, some members recreation. respondents petitioned rejected request United States Eastern Registration.5 defendants "prior registration (83 852, 42 432 seq.) ." Record 593. also sought preliminary "(w) ithdraw Company Id., at 597-598. intervene defendant. 7 hearing, It Ridge's environment preparation NEPA. court thereupon prohibited public thereunder, ordered enjoined "from hearing thereon 382 F.Supp. 69, 76 (1974). 8 On appeal, Tenth Circuit Court's was statement,6 affirmed remainder decision. agreed review adequacy development, reasoned, have "substantial environment," 244 (1975), those come about most readily through sales allow.7 Thus, held, similar approve particular projects, license supply funding financial guarantees. 9 immaterial decision provide buyers limited reject were inaccurate. These limitations irrelevant, concluded, because "the applies virtually concerned environment. One purposes giving attention problems regardless agency anything it." 245 (footnote omitted). Likewise, found, import provides suspended. Although take much longer 30-day provision inconsistent court's "(t)here nothing statute suspending pending statement." 244. We granted certiari, 423 1013, 444, 46 384 now reverse. II 10 102(2)(C) NEPA, 4332(2)(C), "include action.8 offer essentially t theories exempting administration Act. 11 First, they claim, petitioners' view, introducing considerations decisionmaking processes ability react when taking act, "major" fall language. urge, should read impose agency, statute, account deciding To counter, did Appeals, goals narrow even itself powerless protect environment, circulation serves valuable function bringing who something them agencies, Congress, state parties. 12 Petitioner's second argument constitutes nonetheless exempt preparing possible Act's their face. response contend inherent past deadline order Because find mandatory duties need resolve first contention. 13 102 possible," 4332, neither accidental nor hyperbolic. Rather, phrase shuffle. This conclusion emerges clearly Senate House conferees, wrote "fullest language NEPA: 14 new each Government Shall directives set out (§ 102(2)) Unless existing law applicable agency's operations prohibs one impossible intent conferees 'to possible' used avoiding section 102. intended assure directive said authorizations utilize excessively construction avoid compliance." 115 Cong.Rec. 39703 (1969) (House conferees) (emphasis added). 40418 (Senate conferees). 40 1500.4(a) 16 recognizes, give way. As noted SCRAP, 412 669, 694, 93 2405, 2419, 37 254 (1973), "NEPA repeal implication statute." And question whether, assuming otherwise case, create irreconcilable 17 acts affirmatively, time, 1706.9 inconceivable could, days, drafted, circulated, commended upon, then reviewed revised light comments.10 otherwise. position, accepted preclude statement.11 18 find, contrary, leaves discretion. "(e)ept hereinafter provided, thirtieth thereof 1407(a), 1706(a) "hereinafter provided" "(i)f appears 1706(b).12 while unquestionably remedy basis suspension 19 Not Appeals' grant conferred exercise contravene limit, recognized, costly delays result Yet, reading commonplace, render little more than nullity. statements, consequent lengthy suspensions, cases.13 20 sum, duty. these circumstances, inapplicable. 21 say concerns irrelevant 1406(5) aspects prospective purchasers 1705(5). roads, water, drainage, soil erosion, climate, nuisances, natural hazards, municipal services, zoning restrictions. 1408(a) confer "other information" reports, both "protection purchasers" interest."14 Therefore, finds interest, adopt rules incorporate wide range reports purchasers; institute rulemaking proceeding desirability 553(e). 22 courts below erred effect, reversed, cases remanded further proceedings consistent opinion. 23 ordered. POWELL took consideration cases. 1406, 1705, full: accompanied documents "(1) name address having interest interest; "(2) legal description total area included in, topography thereof, together map showing division dimensions relation streets roads; "(3) condition comprising encumbrances deed restrictions covenants thereto; "(4) general conditions, selling prices rents dispose subdivision; "(5) present access sub- division, existence unusual noise safety affect known developer, availability sewage disposal facilities utilities (including electricity, gas, telephone facilities) miles nearby improvements installed his estimated schedule completion; "(6) portion exists blanket encumbrance, individual failure, persons bound, fulfill obligations instrument creating encumbrance steps, any, taken eventuality; "(7)(A) copy articles incorporation, amendments thereto, corporation; (B) copies trust created declared, trust; (C) partnership association papers pertaining organization, partnership, unincorporated association, stock company, form organization; (D) purported holder above person; "(8) establishing lien opinions counsel insurance policy guaranteeing title; "(9) forms conveyance leasing "(10) easements restrictions; "(11) certified uncertified require; "(12) certifications described 1707(a): "A contained deem necessary, referred paragraphs (7) (11), inclusive, 1406 (15 1705). regulations suspension, days. 1706(b). enforceable civil remedies, 1404(b), 1410, 1415 1703(b), 1709, 1714, criminal sanctions, 1415, 1418 1717. dismissed named complaint "additional defendants." 581, 658. Since seek certiorari ruling, correctness us. However, could permit fortiori recognized project ahead long sold commerce. F.2d, pertinent part, 102, Congress authorizes directs that, (2) "(C) detailed responsible official "(i) action, "(ii) adverse effects avoided proposal implemented, "(iii) "(iv) relationship between local short-term uses man's maintenance enhancement long-term productivity, "(v) irreversible irretrievable commitments resources involved implemented. "Prior making consult obtain comments jurisdiction special expertise involved. Copies views Federal, State, authorized enforce standards, made available President, Quality provided 552 Title 5, accompany Compare 8(a) 77h(a), securities offering filed, absence delaying amendment registrant stop Exchange Commission. Draft simple projects experienced personnel three five months complete, least Interior. Complex inexperienced up prepare. Sixth Annual Report, (CEQ) 639 Once draft prepared, CEQ guidelines "(t)o maximum practicable" sooner 90 (and final statement) comment. 1500.11(b) Agencies commenting 45 comments. 1500.9(f) (1976). own claim spurious. document rely, Handbook 1390.1, Departmental Policies, Responsibilities Procedures Protection Enhancement Quality, 38 Fed.Reg. 19182 Et seq. 39 38922 (1974), apply registrations handbook states "HUD legislative proposals, guidance guides, regulations, handbooks, circulars, technical etc.) insurance, loans grants, subsidies demonstration projects." (1973). Subdivision categories. Sections 1407(c) (d) already expand extend Under 1407(d), notice includes untrue omits misleading. 1706(d). 1407(c), receipt may, "such purchasers," 1706(c). gives greater flexibility limits. incomplete. answer suggest, do, limit met file completed circumvention statute's language, equally violative purpose. alternatively suggested "a whereby commence suggestion still rule. fruitfully begin plans fully largely worked ready sales. inclusion n. 1, Supra. allows interest." Since, interest" well.

Category: 7