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HomeMy WebLinkAbout153-02 RESOLUTIONRESOLUTION NO. 1.53-02• e A RESOLUTION TO ACCEPT THE REPORT OF THE WILSON SPRINGS BUSINESS PARK ASSESSMENT TASK FORCE WHEREAS, the City of Fayetteville is very appreciative for the concern and dedication demonstrated by the volunteers of the Wilson Springs Business Park Assessment Task Force; and WHEREAS, the City of Fayetteville for itself and all the citizens of Fayetteville expresses its sincere gratitude and thanks to every member of the Task Force and especially its Chairman, Jeff Collins, who volunteered countless hours to forge a consensus that included both the partial development and the. careful preservation of the Wilson Springs acreage. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the City Council of the City of Fayetteville, Arkansas hereby gratefully accepts the Report of the Wilson Springs Business Park Assessment Task Force which is attached as Exhibit A, and adopts its recommendations for both development and preservation of the Wilson Springs acreage. Section 2. That the City Council of the City of Fayetteville, Arkansas hereby requests that the City Staff proceed with the recommendations of the Task Force. PASSED and APPROVED this the 2nd day of October, 2002. ATTEST: Bv: • •Woodruff, City Cle • APPROVED: By: NAME OF FILE: CROSS REFERENCE: Item # Date Resolution No. 153-02 Document 1 10/02/02 Resolution 153-02 NOTES: FAYETTEVItLE THE CITY OF FAYETTEVILLE, ARKANSAS KIT WILLIAMS, CITY ATTORNEY DAVID WHITAKER, ASST CITY ATTORNEY DEPARTMENTAL CORRESPONDENCE I 'A I A LEGAL DEPARTMENT TO: Dan Coody, Mayor THRU: Heather Woodruff, City Clerk okFROM: Kit Williams, City Attorney DATE: October 3, 2002 RE: Passed Resolution from Special City Council meeting of October 2, 2002 The following Resolution was passed at the Special City Council meeting and is ready for the mayor's signature Enclosed is: 1. Wilson Springs: Resolution to accept report of Wilson Springs Business Park Assessment Task Force THE WILSON SPRING BUSINESS AND TECHNOLOGY PARK TASK FORCE The Wilson Spring Business and Technology Park Task Force (TF) was formed to provide independent analysis and to make a recommendation to the City Council and Mayor's office of the City of Fayetteville as to the "highest and best" use of the approximately 289 acres owned by the city and located on Interstate 540. In the course of our examination, three subcommittees focused on the economic/development, biological, and hydrological issues associated with the site, gathered information and studied important attributes and/or impacts of various uses of the property. The TF held two pubic forums for to gamer input from citizens, as well as allowing statements and questions from various representatives of constituent groups during regularly held meetings, which began June 20th' The results of this work, found below, accomplish the following purposes: 1. The formation of a Business and Technology Park sufficient in size to create critical mass for business development and located to take maximum advantage of potential synergies with Fayetteville's most unique resource, the University of Arkansas. 2. The increase and enhancement of Fayetteville's tax base and further insurance of the financial viability of the City of Fayetteville. Developing these lands produces financial advantages for the City in three ways: a. It retums acreage to the property tax base critical to the support our schools and other city and county services. b. It produces "profit" for the City, with which to fund and support such things as the development of trails, green space, parks, and parks improvements. c. It fosters the development of high wage jobs by improving the climate for the creation of knowledge-based industry. 3 The preservation of at roughly 180 acres of wetlands, floodplain, and floodway, creating a valuable environmental resource, in perpetuity, for the citizens of Fayetteville. RECOMMENDATIONS Note: These acreages referenced in this recommendation are taken from the Development Area plat, as drawn by McClelland Engineers, showing a wetland impact of 17 acres. 1. Recommendation: Immediately apply for and receive the permit from the Corps of Engineers for the 17 -acre wetlands impact, with mitigation, as necessary. 2. Recommendation: Approximately 70 acres at the south end of the property be platted and planned for the Wilson Spring Business and Technology Park Development 3. Recommendation: The 38 acres at the southeast comer (and a part of the above referenced 70 acres) be developed immediately (Phase 1). a. Development of these lands would require some or all mitigation be done on the front end, since some of the 38 acres is in the wetlands impact area. Monies for the mitigation would provide initial funding for immediate restoration, etc. (However, per the U.S. Army Corps of Engineers, due to the substantial amount of land being preserved in the recommendations of the Task Force, possible mitigation acreages could be significantly reduced.) 4. Recommendation: The City of Fayetteville to construct Covenants and Restrictions for the Business Park: a. To insure that the Business Park will not include heavy industrial or be dominated with retail business and will encourage "knowledge based", technology oriented businesses. b. To insure that the resulting development will have a campus style environment with a maximum amount of area in green space. c. To insure that the wetlands are "developed" to provide the maximum benefit to the entire surrounding property d. To insure that all storm water collection systems from development be constructed to protect the sensitive wetlands • • 5. Recommendation: Commence as soon as possible a formal inventory assessment and evaluation of the lands lying north of Clabber Creek, currently not designated as wetlands or mitigation areas for wetlands impact, for development potential. These lands to include the approximately 11 acres lying west of Deane Soloman Road. Such evaluation should include a thorough needs assessment, potential environmental impact of development, biological assessment, further wetlands delineation assessment, dispersed recreational study, storm water runoff assessment and economic impact of development. If such an evaluation of such lands yields the possibility of development of some kind, the TF recommends the inclusion of a significant buffer of "not -to -be -disturbed lands" of at least 600' wide lying north of and parallel to Clabber Creek. 6. Recommendation: That all of the lands lying south of Clabber Creek and north of the aforementioned 70 acres of commercial development be preserved, in perpetuity, as delineated wetlands and/or an extension of said delineated wetlands. • • • • • • SUPPORTING DOCUMENTATION PROVIDED BY INTERESTED CITIZENS • • • • • • • Task Force, September 12, 2002 The only reason I'm here is due to the fact that our City administration has forgotten about the 'public interest,' which is, I realize, an outmoded concept. But for this proposal to make any sense at all, in addition to the 'public interest,' there is a great deal more that one has to forget about, to ignore. In its zeal as lobbyist for the idea of development at all costs, which is really what we're talking about, the City has made ordinary citizens into guarantors of a risky and massive expenditure of public funds. The current estimate for the full development stands at $8m, which represents 10% of the City's annual budget. Over the past six months, the City administration and now the Task Force have made presentations, and not once has the word 'risk' been spoken. This despite the fact that there is ample public information available which shows that the risks to the City's investment are considerable, leaving aside the 12 years of fiscal mismanagement by the City and the Chamber of Commerce. And what about the 'free market? This is another thing we should forget about. If the demand was so great for what the City proposes, would it not exist already? The problem is, I'm • afraid that it *does*. In talking about building an office park, we are supposed to 'forget' that Fayetteville already has an oversupply problem in the commercial real estate market (I refer you to pp. 56 & 57 of the City's most recent Appraisal). In this Appraisal, one can read such phrases as " less than ideal demand situation," "increasing supply of competing tracts,"`speculative office buildings ... are being absorbed slowly," "a good amount of competing locations should be anticipated in the coming years...' These are not the utterances of an Alan Greenspan, requiring the hiring of a psychic to interpret. And yet, one feels they continue to be ignored. In fact, since this Appraisal was done, another Office Park is slated to be built across from the new Washington Regional Hospital. But how did we get to talking about an Office Park in the first place? The City had a proposal for a "Research & Technology" park for a number of years. Based on this concept letters were sought and received from mayors of nearby municipalities and a grant application was made to the Economic Development Fund of AR. This grant money was received and it now appears that these funds will be used to build anything which comes under 'C-2' zoning -which is what the Appraisal was based upon. I ask you: would this money have been given to the City to fund an • Office Park? • • • • • • • The City should have to rigorously justify putting itself in direct competition with the private sector by adding to our local oversupply problem. To date, the City has failed to do so Apparently, the `build it and they will come' belief system requires no justification. And then there is the idea of jobs.' If I were an outside company looking to relocate here, what would I be looking for? I'd be looking for an ample supply of well-educated workers, which we do not have (witness our low unemployment rate). I'd be looking for tax credits, which the City cannot provide. In any event, jobs are not 'created' by employers. Demand for workers is itself an expression of the demand for the goods or services the company is providing to the community. Constructing buildings does not, by itself, create more demand for goods and services. What the City does have is the unique ability, unlike a private developer, to give away the land. This precedent will be set when the deal with Arkansas Game & Fish Commission is settled. Combined with holding this property for over 12 years, this deal puts the City in a less than ideal bargaining position m the marketplace. Under normal conditions, there would be a conversation between the developer/entrepreneur and the bank. They would analyze the market situation. Citizens now represent the bank's shareholders, but the 'bank' is not representing our interests. Unlike shareholders, we do not have the right to force the City to take their scheme down the road to another bank. As a reluctant 'investor,' I say this is a bad deal (with apologies to Mr. McGuire). One would like to believe that part of the Mayor's mtent in setting up this Task Force, was for it not only to appear to be independent, but also to function independently. This means taking a very sober look at the City's record of ownership as well as the scientific and economic facts. I hope that you will conclude that the time for forgetting certain facts is long past. Respectfully submitted, Stephen Vallus • • • • •ECONOMIC IMPACT OF TENNIS ON OVR CO J�Y Ertfmated turban re Did of town Owen and spectators that will b. baryht to Columbus In 2002 *Rough tarots tovr.wnisra • • • Senior Clip Maybe Plwyar+/.3peaeRMar6 Eearamda Thean per Dar • TOTAL ECONOIATC IMPACT/DAY At �1DTALTIAPACTITCM IMENT Junior Clusopionships Nunbar Player ononstotent 500 Eamon* boat pon Doi • . LAW rcra. ECONOAUCTMPACT/DAY $63,000 �, a TOTAL E�IMPACY/TOURNAMBIT $666P00 +oo t$ThL MOD $300,600 • to Senior District Championships .oD Nunn Pw nne/Spee/ataro• awn* Ilapeet per OpsLAW TOTAL ECONOMICXMPACT/DAY 1 $1.=6.60D a as TOTAL ecoraze IMPACT/TOANrN4Ae1T . $04,400 Junior Deslynafied • Number MeyarsA eetatars town Dnpmet per oar TOTAL ECONOMTCXMPACY/DAY rr Day tiburnmen t TOTAL ECOIJOP ATe ntPACTITOUPNAMI NT Junior Clay Court Championship Ninnies PlaypraSpanatw foam* Menet pr bay TOTAL rtowah=vaACT/DAY M TOTAL ECONOAILC IMPACT/TOURNAMENT Senior Sou1thern Championship Number Playerallspeetw►eraf Ewwmle I vsnot Por Dug TOTAL ECONOMIC IMPACT/DAY • Derzfrouragnat TOTAL ECONOMIC SMRIMCTl7OUANAMB'T • AL IMPACT' OF THE ABOVE (4) TOVANAMENTS YOM. SMS PLAYlge;/i tTATON1 100201111 114100 TMTrAL =PAO e. TT ti 6001 • do0 ASIE $!33.600 a! $034,400 no $41.700 ALA $1674000 3'!a • alai SNAG : SL San .0OD i a • • PO. " ;. • ..•LLkO'ZZS 105 i • 1 E 1 3NOW B 118HS?NU 11d £E:ZI 31U. ZOOZ-Ll-d3S 121 °S.0 . 675 • 148 L.Fd.2d 576, 69 USLW, 51' 1833, 31 EnvtL L. Rep. 20:382,. 2001 Daily Journal D.A.R. 267, 20010 C.A.R. 346, 14 Fla. L. Weekly Fed. S 48 (Cite as: 531 ILS. 159, 121 S.Ct. 675) Supreme Court of the United States SOLID WASTE AGENCY OF NORTHERN COOK COUNTY, Petitioner, v. UNITED STATES ARMY CORPS OF ENGINEERS, et al. No. 99-1178. Argued Oct 31, 2000. Decided Jam 9, 2001. of wamictpalities sued the United States AIM Corps of Engi ts, challenging CM( exercise of jurisdiction over abandoned sand and gravel pit on which consortium planned to develop disposal she for nonhazardous solid waste and denial of a Clean Water Act (CWA) permit for that purpose. The United States District Court for the Northern District of Mots. George W. Lindberg, J., 998 F.Supp. 946, granted summary judgment for Corps oa jmisdicdonal issue, and consortium voluntarily dismissed remainder of its claims. Consortium appealed. The Court of Appeals for the Seventh Circuit, 191 F.3d 845. affirmed. Certiorari was granted. The Supreme Court, Chief Justice Rehnquist, held that Corps' rule extending timid= of 'navigable waters' under CWA to include intrastate waters used as habitat by migratory birds exceeded authority granted to Corps under CWA. Reversed. Justice Stevens fled dissenting opinion in which Jushces Souter. Ginsburg. and Breyer West Headnotes (1] Statutes �'+i 217.4 361k217.4 Failed legislative proposals are a particularly dangerous ground on which to rest an interpretation of a prier statute. [2] Statutes €:= 3611220 Serv. 269, Page 17 For purposes of statutory ioaerpretaeam, subsequent legislative history is less illuminating than contemporaneous evidence. [3] Environmental Law X525 149Ek525 (Formerly 18713.5) [3) Em3mnmenial Law G'a173 149Ek173 (Formerly 270708) [3] Environmental Law e 127 149Ek127 (Formerly 270.138) Army Coxps of Engineers' rule extending definition of -navigable waters- under Clean Water Act (CWA) to irecbide intrastate waters used as habitat by migratory birds exceeded authority gamed to Corps under CWA, and therefore, abandoned sand and gravel pit corms ponds used by nig' birds was not subject to Corps' jurisdiction corder CWA. Federal Water Pollution Control Act Ameadmesa of 1972. § 404(a). as amended, 33 U.S.C.A. § 1344(a); 33 C.F.R. § 328.3(4(3). [4] Statuses @219(6.1) 3611419(6.1) of (CWA) to include intrastate waters used ea habitat by ten birds which cross stat litres was not en ed to Chevron deference; rule raised significant Constitutional questions, such as _whether .hep tss bad ever to re. - such waters under the mce Mese.4-y1J.S.C.A. Court. Art. 1, § 8, el. 3; Federal Water Polludon Control Act Amendments of 1972, § 404(a), as amended. 33 U.S.C.A. § 1344(a); 33 C.F.R. § 328.30(3). [5] Administrative Law and Precedent 4=0330 15Ak330 Where an administrative imerpretadon of a statute invokes the outer limits of Congress' power, agency must establish a clear indication that Congress intended that result Copt. 0 West 2002 No Claim to Orig. U.S. Govt. Works 121 s.ct. 675 (Cite az 531 U.S. 159, 121 S.Ct. 675) [6] Adminimative Law and Procedure 4=1330 1SA1330 Concern that agency iutcrpretadon of a statute exceeds limits of power granted by Congress is heightened where interpretation alters the federal - stare framework by permitting federal encroachment upon a traditional state power. p) Constitutional Law X4M1) 92148(1) Where an otherwise acceptable eonsuuction of' a federal statute would raise serious constitutional problems, court will construe the statute to avoid such problems unless such construction is plainly contrary to the intent of Congress. "676 Syllabus [P141 Fs The syllabus constitutes no pan of the opinion of the Court but has been prepared by the Reporter of Decisions for the eonvenlenoe of the reader. See United States v. Detroit Timber ek Loeber Co.; 200 V.S. 321, 337, 26 S.Ct. 282, 50 L.Ed. 499. 959 Petitioner, a consortium of suburban Chicago municipalities, selected as a solid waste disposal site an abandoned sand and gravel pit with excavation trend= that bad evolved into permanent and seasonal ponds. Because the operation called for filling in some of the ponds, petitioner contacted federal respondents, hteluding the Army Corps of Engineers (Corps). to determine if a landfill permit was required under § 404(a) of the Clean Water Act (CWA), which authorizes the Corps to issue permits alto • the discharge of dredged or int material vi able wawa.% The CWA defines "navigable waters as the waters of the United States,' 33 U.S.C. § 1362(7). and the Corps' regulations define such waters to include intrastate waters, "the use, degradation or destrucden of which could affect innateor foreign commerce;" 33 CFR § 328.3(a)(3). hi 1986, the Corps attempted to clari$• its jurisdiction, stating, in what has been clubbed the "Migratory Bird Rule.' that § 404(a) extends to intrastate waters that, utter alio, provide habitat for migratory birds. 51 Fcd.Reg. 41217. Asserting jurisdiction Durr the instant site pursuant to that Rule, the Corps refused to issue a § 404(a) permitWhen petitioner. challenged the Corps' jurisdiction and the merits of the permit denial, the District Court granted respondents • • Page 18 summary judgment on the jurisdictional issue. The Seventh Circuit held that Congress bas authority under the Commerce Clause to regulate intrastate waters and that the Migratory Bird Rule .is a reasonable interpretation of the CWA. Held Title 33 CFR § 328.3(ax3), as clarified and applied to petitioner's site pursuant to. the Migratory Bird Rule. exceeds the authority granted to respondents under § 404(a) of the CWA. Pp. 679484. (a) In United Stater v. Riverside Bayview Homes, Inc., 474 U.S. 121, 106 S.Ct. 455, 88 L.E41.2d 419, this Coat held that the Corps had § '!' a) over. wedands a noting that the 'limited import' and that Congress •,..._. its intent to "regulate at least some waters that would not be deemed avigailo' er term s classical understanding„ at 133, 106 S.Ct. 455. But that holding was based in large measure upon Congress' =equivocal acquiescence to, and 4160 approval of, the Corps' regulations in the CWA to cover wetlands adjacent e See id, at 135-139, 106 S.Ct expressed no opinion on the question of the Corps' authority to regulate wetlands not adjacent to open water, and the statute's text will not allow extension of the Corps' jurisdiction to such wetlands here. Pp. 679-681- (b) The Corps' original interpretation of the CWA in its 1974 regulations-- which emphasized that a water body's capability of use by the public for transportation or commerce determines whether it is navigable—is inconsistent with that which it espouses here, yet respondents present no persuasive evidence that the Corps mistook Congress' intent in 1974. Respondentscontend that whatever Its original aim, when Congress amended the CWA in 1977, it approved the mom expansive definition of 1 �"ijxvtgab waters :%umd in the Corps' 1977 ( regulate& SpecificaIy. respond submit that Congress' failure to pass legislation that would have overturned the 1977 regulation and the extension of the Environmental Protection Agency's jurisdiction in § 404(g) to include waters "other than traditional "navigable ••677 waxers' indicates that Congress recognized accepted a broad definition of 5j " rale waters",; that includes no>mavigable, isolated, intrastate waters. This Court recognizes Copr. C West 2002 No Claim to Orig. U.S. Govt. Works • 121 S.Ct. 675 • • ((Ste as: 531 U.S. 159, '160, 121 S.Ct. 675, "677) • congressional acquiescence to administrative interpretations of a statute with extreme care. Palled' legislative proposals are a particularly dangerous ground on wbicb to rest an interpretation of a prior statute, Cereal Bank of Denver. Nat- Y. Fiat tuentare Bast of Deriver, N.A., 511 U.S. 164, 187, 114 S.Ct. 1439. 128 L.Ed.2d 119, bemuse a bid can be proposed or rejected for my number of reasons. Here, respondents have failed to maks the necessary showing that Congress failure to pass legislationdemonstrates acquiescence to the 1977 regulations or 1986 Migratory Mid Rule. Section 404(g) is equally , it ' oto does na conclusively determine the be PHOS on the use of the term -waters' elsewhere m the CWA. Riverside Bayview Hones, supra' at 138, n. 11, 106 S.Ct. 455. Pp. 680.683. (c) Even if § 404(a) were not dear. this Court would not extend deference to the Migratory Bird Rule rude Chevron U.S.A. Dec v. Naaaal Resources Defense Council, Die., 467 U.S. 837, 104 S.Ct. 2778, 81 L.E4.2d 04. Where an administrative huerpretadoa of a statute would raise serious constitutional problems, the Court will • cavoid such problems unless . the construction is poly country to Congress' intern. Edward J. DeBartolo Corp. v. Florida Calf Coast Bulking & Constr. fomes Comtdl. 485 U.S. 568, 375. 108 S.Ct 1392, 99 I PA Zd 645. The grantof authcaity to Congress under the Commace Clause. though broad. is not unlimited. See, e.g., United gates v. Morrison. 529 U.S. 598, 120 S.Ct. 1740. 146 L.Ed.2d 658. ' e.g., that the Migratory BIM Rule falls within 61 Congress' power to regulate intrastate 1 aetivltles that substantially affect interstate commerce. raise signify constitudonal questions, yet there is nothing approaching a clear statement Eton: Congress thal it intended § 404(a) to reach an abandoned sand and gravel pit ;adz as dm one at issue. Pamkling respondents to claim federal mon over ponds and nmd9ats falling within the Migratory Bird Rule would also result in a significant impingerncm of the States' traditional and primary power ova land and water use. me Court thus reads the statue as written to avoid such significant constimional and federalism questions and rejects the request for admimstnisve deference. Pp. 682-684. • 191 F.3d 845, reversed. • • Page19 REHNQUIST, C.L. delivered the opinion of the Court, im which O'CONNOR, SawA, KENNEDY, and THOMAS, XL, joined. STEVENS, 3., filed a dissenting opinin in which SOUTER, GINSBURG, and BREYEt, 31., joined. est, p. 684. TimomY S. Bishop. Chicago, II., for peiuior er. Lawrence G. Wallace, Washington. DC, for For U.S. Supreme Court Briefs See: • 2000 WL. 1369439 (Resp.Brlet 2000 WL 1369440 (Resp./hid) 2000 WL 1532361 (Reply.Brief) 2000 WL 1041190 (PetBrief) 2000 WL 1028522 (Amiau.Brid) 2000 WL 1041205 (Amicus.Briet) 2000 WL 1041206 (Amicus.BriSQ 2000 WL 1052146 (AmicutBrieO 2000 WL 1052154 (Amiens -Brief) 2000 WL 1052157 (Amiws.Briet) 2000 WL 1052159 (Amicus.BrieD 2000 WL 1059641 (Amiccu-Bdd) 2000 WL 1059644 (AmiwsBrief) 2000 WL 1059647 (Amicus -Brief) 2000 WL 1369409 (Amiens -Brief 2000 WL 1369410 (Amicus.Brief) 2000 WL 1369436 (Amicus.Brief) 2000 WL 1369438 (Amicas.BricO 2000 WL 1041204 (Amicus.Btief) Copt. 0 West 2002 No Claim to Orig. U.S. Govt. Works 121 S.Ct. 675 (Cite as: 531 U.S. 159, Ps.Ct. 5) 2000 WL 1041203 (Amicns.BrieQ 2000 WL 1041200 (Amicus.Briet) 2000 WL 1041198 (Amicas.BrjeO) 2000 WL 1041197 (Ani cus Brief) 2000 WL 1041196 (Amieus.Brief) 2000 WI. 1041194 (Amicus.Brief) 2000 WL 1041193 (Amie:m.Briet) 2000 WL 1041192 (Atoicus.Brici) For Transcript of Oral Argument See: 2000 WL 1669870 (U.S.Oral.Arg.) •162 Chief Justice REHNQUIST delivered the opinion of the Court. Section 404(0 of the Clean Water Act (CWA or Act), 86 Stat. 884, as amended, 33 U.S.C. § 1344(x), regulates the discharge of dredged or fill ii -i Y'navigable waters.",, The United States Army Corps of Engineers (Corps) has interpreted § 404(a) to confer federal authority over an abandoned sand and gravel pit in northern Illinois whkh provides habitat for migratory birds. We are asked to decide whether the provisions of § 404(a) may be fairly extended to these waters, and, if so, whether Congress could exercise such authority consistent with the Commerc *1%78 Clause, U.S. Const., Art. 1. § 8. cl. 3_ eanswer the !IIsi--• tuin in a naat ve and therefore do the sewn'�iye-., #rz tect4,Q# Petitioner, the Solid Waste • • P 20 scattering of permanent and seasonal ponds of varying size (from under one-tenth of an acne to several acres) and depth (from several inches to several feet); • The municipalities decided to purchase the site for disposal of their baled nonhazardous solid waste. By law, SWANCC was required to file for various permits from Cook Courcy and the State of Illinois before it could begin operation of its balefill project. In addition, because the operation called for the filling of some of the permanent and seasonal ponds, SWANCC contacted federal respondents respondents), including the Corps, to determine if a federal landfill permit was required under § 404(a). of the CWA, 33 U.S.C. § 1344(a). Section 404(a) grants the Corps authority to Issue permits 'for the discharge of dredged or :fill material namable w aged disposal sites." lbfd. The vigable waters" defused under the Act as waters of the United Stats, including the territorial seas? § 1362(7). The Corps has issued regulations defniag the term "wares of the United States' to include - isnseeintritteassee4akesrsaann (inch+d• >•..srmitr..e r 4^..,r nalsas smadflats_ wetlands sloughs, prairie potholes. wet meadows, playa 'lakes, or natural ponds, the use,, 'degradation or destruction of which could affect interstate or foreign commerce .... S.i Ckll 4 328 ga)(3) (1999). • '164 In 1986, in an attempt to 'clarify" the reach of its jurisdiction, the Corps stated that § 404(a) extends to intrastate waters: "a. Which are or would be used as habitat by birds protected by Migratory Bird Treaties; or Y 'b. Which are or would be used as habitat by other L f g�y birds which cross state lines; or ,/c. Which are or would be used as habitat for endangered species; or "d. Used to irrigate crops sold in interstate commerce.' 51 Fed.Reg. 41217. This last promulgation has been dubbed the "Migratory Bird Rule.' [ENT) FN1. The Corps issued the 'Migratory Bird Rule" without following the notice and comment procedures outlined In the Admluiszradye Procedure Aa, 5 U.S.C. § 553. QC4`- of NGithan Cook County (SWANCC). is a consorthmi of 23 suburban Chicago •163 cities and villages that united in an effort to locate and develop a disposal site for baled nonhazardous solid waste. The Oilcago Gravel Companytin ... t municipalities the availability `• na.rrl gridin2 be IDiaois counh oo t and and gra 120. Long since abandoned, the old coming site eventually gave way to a successional stage forest, with its remnant excavation trenches evolving into a The Corps initially concluded that it had no Copr. 0 West 2002 No Claim to Orig. U.S. Govt. Works • • 121 s.Ct 675 • (Cite as: 531 U.S. 159, •4 L2111.675, "678) jttriidiction over the site because i< "wedantls,' or areas which r itadapted for life conditions." 33 CFR § 328.3(b) (1999).—owcver, atter the Illinois Nature Preserves Commission informed the Corps that a number of migratory bird species had been observed at the site, the Corps reconsidered and ultimately asserted jmisdicdon over the balefif ate pursuant to subpart (b) of the 'Migratory Bird Rule? • me Corps found that approximately 121 bird species had been observed at the she, including several known to depend upon aquatic aavi onments for a significant portion of dick Bile requirements. Thus, on November 16, 1987, tie Carps formally 'determined that the seasonally ponded, abandoned gravel mining depressions located on die project site, '•679 while not wetlands, did qualify as 'waters of the linked Stares' ... based upon the following criteria: (1) the proposed site had been abandoned as a gravel mining operation; (2) the water areas and spoil piles bad developed a natural character; and (3) the water areas 6165 ate used as habitat by migratory bind fsidahich cross state line.' U.S. Army Corps of .Fsglaeera, Chicago District, Dept. of Army Permit Evaluation and Decision Document. Lodging of petitioner, Tab No. 1, p. 6. ivn. • [9• w.. 1)1 Durtng the application process, SWANCC made several proposals to midgate the Wetly displacement of the migratory birds and to preserve a great blue beton rookery located on the she. Its balefill project ultimately received die necessary local and state approval. By 1993, SWANCC had received a special use planned development permit from the Cook County Board of Appeals, a landfill development permit from the Illinois Enviroamceral Protection Agency, and approval from the Illinois Deparunent of Conservation. Despite SWANCC's seeming the required water quality certification from the Illinois Environmental Protection Agency, the Craps refused to issue a § 404(at) permit The Corps found that SWANCC bad not established that its proposal was the 'least environmentally fig. most practicatde ahernadve for disposal of nonhazardous solid waste; that SWANCC's failure to ser aside sufficient fluids to remediate leaks posed an 'unacceptable risk to the public's drinking water supply'; and that the impact of the project upon eve specks was 'tulmitigatable since a • • Page21 landfill surface cannot be redeveloped into a forested habitat." Id.. at 87. Petitioner Sled suit under the Administrative Procedure An, 5 U.S.C. § 701 a seq., in die Northern District of »limas challenging both the Corps' jurisdiction over the site and the merits of its denial of the § 404(a) permit. The District Court granted summary judgment to respondents on the jurisdictional issue, and petitioner abandoned ' its challenge to the Corps' permit decision. On appeal to the Court of Appeals for the Seventh Circuit, peddoner renewed its attack on respondents' use of the 'Migratory Bird Mee to assert jurisdiction over the site. Petitioner argued that respondents bad exceeded their statutory a .1:1, In 1 •narmavigab__, �. jam -tate waters based 1.. , Dresenoe of Co kackee lite power under the Commerce Clause to grant The Court of Appeals began its analysis with the constitutional quesdon, bolding that Congress has the authority to regulate such waters based spot the comuladve impact doctrine, under which a single activity that itself bas no discernible effect on int^tate commerce may still be regulated if the aggregate effect of that class of activity has a substantial impact on in state wmmette? 191 F.38 845, 850 (C.A.7 1999). The aggregate effect of the "destruction of the natural habitat of migratory birds" on hrterstate commercce, the court held, was substantial became each year millions of Americans cross state rims and speed over a billion dollars to hunt and observe migratory birds. [FN2) Ibid. The Court of Appeals then turned to the regulatory question. The court held that the CWA reaches as many waters as the Commerce Chaise allows and, given its earlier Commerce Clause ruling, it therefore followed that respondents' 'Migratory "680 Bird Rale was a reasonable interpretation of the Act See M., at 851-852. FNZ. Relying upon its earner decision in Elam Homes, Inc. v. EPA, 999 Fad 256 (C.A.7 1993), and a report from the United Stares Cercus Bureau, the Court of Appeab found that in 1996 approximately 3.1 minion Americans spent $1.3 billion to hunt mtgtatozy birds (with 11 percent crossing sate lines to do so) as another 17.7 million Americans observed migratory birds eolith 9.5 million traveling for the purpose of observing Copr. ® Wiest 2002 No Claim to Orig. U.S. Govt. Works 121 S.D. 675 (Cite as: S31 U.S. 159, *166, 121 S.Ct. 675,'680) shorebirds). See 191 F.3d. at 850. We granted certiorari, 529 U.S. 1129, 120 S.Ct. 2003, 146 L.Ed.2d 954 (2000), and now reverse. Congress passed the CWA for the stated purpose of "reswr[mB] and maid:An[mgl the chemical, physical, and biological integrity of the Nation's waters.' 33 U.S.C. § 1251(a). In so doing, Congress chose to 'recognize, preserve, and protect the primary responsibilities and rights of *167 States to prevent, reduce, and eliminate pollution, to plan the development and use (inducting restoradon, preservation, and enhancement) of land and water resources, and to consult with the Administrator in the exercise of his authority tinder this chapter.' § 1251(b). Relevant here. § 404(a) authorizes respondents to regulate the discharge of §B material sato "Drag* able waters,' 33 U.S.C. § 1344(a), which the mane defines as 'the waters of the United States, including the territorial seas,' § 13622(/). Renu have interpreted these words to cover the abandoned gravel pit at issue here because it is used as habitat for migratory birds. We conclude that the 'Migratory Bird Rule is not fairly supported by the CWA. This is not the first dine we have been called upon to evaluate the meaning of § 404(a). In United Stater v. Riverside Rayview. Homes, Inc., 474 U.S. held 106 S.he 455,E >1 � 419ltrr icc� over held that the. Corps wetlands that actually abutted on a navigable waterway. In so doing. we noted that the term 'navigable 1s of 'limited import' and that Congress evidenced its intent to 'regulate at least some wants that would not be deemed 'navigable' under the classical understanding of that term.' Id. at 133, 106 S.Ct. 455, But our holding was based in large measly. upon Congress' tmegnrvacal acquiescence to, and. approval of, the Corps' regulations interpreting the CWA to cover wetlands adjacent to navigable waters. See id., at 135-139, 106 S.Ct. 455. We found that Congress' concern for the protection of water quality and aquatic ecosystems indicated its intent to regulate wetlands 'inseparably bound up with the 'waters' of the United States.' Id, at 134, 106 S.Ct. 455. It was _the_sign}f4 ,nexu>s between the wetlands ,nexus informed our reading of the CWA in Riversi& Bayview Homes. Indeed, we • Copr. 0 West 2002 No Claim • • • • did not 'express any opinion' on the "question of the authority of the Corps to regulate d"twbarges of fill material into wetlands that ate not adjacent to bodies of open water ....' Id., at 131-132, '168 n. 8, 106 S.Ct. 455. In order to rule for resp here, we would have to bold that the jurisdiction of the Corps extends to ponds that are nor adjacent to open water. But we conclude that the text of the statute wit not allow this. Indeed, the Corps' original interpretation of the CWA, promulgated two yeats after its enaomabt, is inconsistent with that which it espouses here. Its 1974 regulations defined § 404(a)'s 'navigable waters' to mean 'those waters of the United States which are subject to the ebb and flow of the dde, and/or are presadly, or have been in the past, or may be in the future susceptible for use for proposes of interstate or foreign commerce.' 33 CFR § 209.120(d)(l). The Corps emphasized that '[7r t is the water body's capability of use by the public for purposes of transportation or commerce. which is the determinative factor." § 209.260(.X1). Respondents put forward no persuasive evidence that the Corps mistook Congress' intent in 1974. EFN3) FM. Respondents refer us to portions of the legislative history that they believe indicate Congress' intent to expand the definition of navigable waters." Although the Conference {- Report includes the ee-dase conferees intend that the term navigable wags' the broadest possible uaapremd°° ' S. Coef. Rep. No. 92- 1236, p. 144 (1972), U.S.Code Cong. & Admin.News 1972 pp. 3668, 3812,, niter this, war anything else in the legislative history to wbith respondents point signifies that Congress intended to exert any hhig more than its commerce power over navigation. Indeed,. respondents admit that the legislative bistary is somewhat ambiguous. See Brief for Federal Respondents 24. •*681 Respondents next contend that its original aimcharted five years la defmiti 1977 adopted 33 CFR § 323.2(a)(5) (1978). which defined 'waters of the United States' to include "Isolated wetlands and lakes, intermimeat streams, prairie potholes, and other waters that ate not part of a tributary system to interstate waters or to navigable 1 m 1972, Congas course ter when ed eve navigable waters found is the Corps' . the Corps formally to Orig. U.S. Govt. Works • • • • • 121 S.0.675 (Cite as: 531 U.S.159> 121S 675, "681) waters of the United States, the degradation or destruction of which could affect 6169 interstate commerce.' Respondents argue that Congress was aware of this more expansive interpretation during its 1977 amendments to the CWA. Specifically, respondents point to a failed Rouse bill, H.R. 3199, that would have defined 'navigable wafers” as 'all waters which are presently used, or are susceptible to use in their natural condition or by reasonable improvement as a means to transport interstate or foreign commerce.' 123 Cong. Rec. 10420. 10434 (1977). [PN4] They also point to the passage in § 404/g)(1) that authorizes a State to apply to the Environmental Protection Agency for permission 'to administer its own $ndividml and general permit program for the discharge of dredged or fill material into the navigable waters (other than those waters watch are presently used, or are susceptible to use in their naval conditiaa or by reasonable iniprovemess as i means to transport intentate or foreign commerce ..., including wetlands adjacent thereto) within its jurisdiction .... 33 U.S.C. § 1344(g)(1). The failt¢e to pass legislation that would have overarmed the Carps' 1977 regulations and the Gammon of jarisdictian is § 404(g) to waters borer man' traditional 'navigable waters,' respondents submit, indite that Congress recognized and accepted a broad definition of 'navigable waters' that includes nomnavigable,. isolated, intrastate s FI44. While rnia WO passed in the House, a similarly worded amendment to a bill origfmadug m the Senate, S.1952, faded. See 123 Cong. Rec. 26710, 26728 (1977). [17fn Although wo have recognized congressional acquiescence to administrative interpretations of a stance in some situations, we have done so with extreme tare. (FNS) '[F]ailed legislative *170 proposals are 'a particularly dangerous ground on winch to rest an mterpaeat[on of a prior statute.' " Cenral Bask of Dower, N.A. v. Fun herdsman Bacot ( Denver, NA., 511 U.S. 164, 187, 114 S.Ct. 1439, 128 LEd.2d 119 (1994) (quoting Pentton Benefit Guaranty Corponaton v. LTV Corp.. 496 U.S. 633, 650, 110 S.Ct. 2668, 110 L.Ed.2d 579 (1990)). A bill can be proposed for any mumbo of rte, and h can be rejected for just as many others. The relationship between the actions and inactions of the 95th Congress and the intent of the 924 "682 Congress hi Being § 404(a) • • Page 23 Is also considerably attenuated, Because 'subsequent history is less illuminating than the contemporaneous evidence," Hager v. Utah, 510 U.S. 399,420, 114 3.Q. 958, 127 L.E1.2d 252 (1994), respondents face' a difficult task in overcoming the plain ten and import of § 4044) - FM le Bob .Iona Univ. v. Unfurl Siam 461 US. 574, 595, 600- 601, 103 S.Q. 2017, 76 L.Ed.2d 157 (1983), for example, we upbdd an Internal Revenue Scrvico Its) Revenue bale dm revoked the tax-exempt sates of private scboob practicing racial c isciminadon because the IRS' imezpreaaon of elle relevant scannas was 'correct': because Conn= had beld Barings on this precise fie,' making k 'hardly conceivable that Congress -and in this setting. any Member of Congress—was not abundantly aware of what was going me; and became 'no fewer than 13 bills introduced to ovannn the WS mmpretadnc• bad faded. Absent such overwhebiling evidence of acquiesce**, we are loan to replace the plain tea and original emdersanding of a statute with an amended agency intexpraadon. See Consumer Produa Safety Comm'n v. GTE Sylvania, Dna, 447 U.S. 102. 118, n. 13, 100 S.O. 2051, 64 L.F.d.2d 766 (19 80) ( "(Elven when it would otherwise be useful, subsequent legislative blstoty will rarely override a reasonable interpretation of a sterane that can be gleaned from its language and iegisladve history prior to its marmrem7. We conclude that respondents have failed to make the necessary showing that the Patine of the 1977 Rouse ball demonstrates Congress' acquiescence to the Corps' regulations or the ,".figntary Bhd 1lila,' which, of course, did not first appear --a f 986. showing Congress' =opiates of the assertion of jurisdiction over isolated waters,' {FN6) as we explained in Riverside Bayview Henna, TO born Chambers, debate on the proposals to narrow the definition of navigable waters centered largely on die issue of wetlands preservation," 474 U.S., at 136. 106 S.Ct. 455. Beyond Congress' deshe to regulate "171 wetlands adiaoettt 93 respondents point m to no persuasive evidence that the House bull was proposed in rsspoase to the Carps' claim of jurisdiction over twmn'vivat l t ..1 et4 waters or that its failure indicated congressional acquiescence to such jurfsdicaon. FN6. Respondents cite. for example, the senate Report on S.1952, wbfcb referred to the Corps' Copt. 0 West 2002 No Claim to Ong. U.S. Govt. Worcs ►i 121 S.Ct. 675 • • (Cite as: S31 U.S.159, nn, 121 S.Ct. 675,'*68) 'isolated water' regulation. See S.Rep. No. 95-370, p. 75 (1977), U.S-Code Cong. & Admin.News 1977 pp. 4326, 4400. However, the same report reiterated that '[t]he committee ameadmeat does not redefine navigable waters." 4 Section 404(g) is une nlighiening, Riverside Bayview Ho a we Congress intended the wat deemed waters ,it,, 1, ., + not be under the dassieal understan • • : o •- term.' Id., at 133, 106 S.Ct. 455. But § 404(g) gives no }ndmation of what those waters p be; it simply refers to than Coder") other ) Respondents conjecture that -must incorporate the Corps' 1971 regulations, bit it is also plausible, as petitioner Congress all water adjacent _ navigable waters, tech as nonnavigable Crib and streams. The exact meaning of § 404(g) is not before us and we express no opinion on it, but for present purposes it is student to say, as we did in Riverside Bayview Homo. that • § 404(g)(1) does not conclusively determine the construction to be placed on the use of the term 'waters' elsewhere in the Act (panicularly in § 502(7), which contains the relevant defrnidoaa of 'navigable waters') ....' Id, at 138, n. 11, 106 S.Ct. 455. (PN7] FN7. Respondents also mate a passing reference to Congress' decision in 1977 to exempt certain types of discharges from § 404(a), including, for example, 'discharge of dredged or fill material ... for the purpose of construction or maintenance Of farm or stock ponds or irrigation ditches. or the maintenance of drainage ditches.' § 67, 91 Stat. 1600, 33 U.S.G. § 1344(t)(C). As § 404(a) only regulates dredged or fill material that is discharged 'into navigable visnas,* Congress' decision to exempt certain types of these diet -barges does not affect, much -less address, the definition of "navigable waters? . C. [3] We tau &liline respondisswinvitation. to take what they see as the next ineluctable step after Riverside Bayview Homer: holding that isolated 'ponds, some only seasonal, wholly located within tion Illinois counties, fill ander § 404(a)'s definidon of JnaY]gaht� water' because they cern *172 as habitat for migratory bads. As counsel for respondents conceded at oral argument, such . a • •. • Page 24 ruling would assume that 'the use of the word nnavinble in theme .." o not have any mdse en�den[ significance." Tr. of Oral Arg. 28. v�e Cannot agree cher f` ng"�—g`Y- sfinidcga. ' am of rhe pine "warn* of the 7lttirc l Stales" csuglimMe a sin for rea�_the-.M _ _air ere emrs We said in 8lversfde Bayview Homes that the/word 'navigable' in the **683 statute was of "limited import" and weal on to hold that .§ 404(a) extended to wetlands ad'acent to • • waters. c at east the import of showmg t s what tad m mind as its authority for enacting the CNA: its traditional jurisdiction over waters that were or shad been navigable in fact or which could reasonably be <, Tie See, e.g., United Sian v. Appalachian Elec. Power Co., 311 U.S. 377, 407-408, 61 S.Ct. 291, 85 L.Ed. 243 (1940). [4] Respondents—relying upon all of the arguments addressed above—contend that, at the very least, it must be said that Congress did not address the precise quad= of § 404(a)'s scope with regard to , blee-isolated, intrastate waters,. and 812, therefore, we should give defence to the 'Migratory Bird Rule.' See, e.g., Chevron (1.54. Inc. v. Neutral Resources Deface. Council, Inc„ 467 U.S. 837, 104 S.Ct. 2778, 81 L.Fd2d 694 (1984). We find § 404(a) to be clear, but even were we to agree with respondents, we would not extend Chewevt deference hem. [5][6][7] Where an administrative interpretadon of a statute invokes the outer limits of Congress'. power, we expect a clear indication that Congress intended that result. See Edward 1. beBarrolo Corp. v. Florida Gdf Coact Building & Const: Trades Comuzl, 485 U.S. 568, 575, 108 S.Ct. 1392, 99 L.Ed.2d 645. (1988). This =gunmen: stems from our pmdagial desire not to needlessly reach constitutional issues and err assumpdoa than Congress does not casually authorize administrative agencies to interpret a *173 statute to push the limit of congressional authority. See fMd. This concern is heightened where the administrative interpraation alters the federal -state framework by permitting federal encroachment upon a traditional state power. See United States v. Ban, 404 U.S. 336, 349, 92 S.Ct. 515, 30 L.E.d_2d 488 (1971) ('[U]nless Congress conveys its purpose clearly, it will not be Cope. 0 West 2002 No Claim to Orig. U.S. Govt. Works • hurl a e—..i • a a ((Ste as: 531 U.S. 199, 0173, 121 S.Ct 675, "683) deemed to have significatab' changed the federal - sate balance-). Tina, "where an otherwise acceptable construction of a statute would raise salons constitutional problems, the Conti will consume the taamte to avoid such problems unless such construction is play copy to the intent of Congress.' De-Ranolo, supra, at 575, 108 &Ct. 1392. Twice in the past six years we have reaffirmed the proposition that die grant of authority to Congress under the rummer a Clause_ ,hough broad, is not intim* d. See trotted Staa v. Monson. 529 U.S. 598, 120 S.Ct. 1740, 146 L.Ed.2d 658 (2000); linked Stet v. Lopez 514 U.S. 549, 115 S.Ct. 1624, 131 L.E4.26 626 (1995). Fa that BirdRulefalls • ower m�ctulate intrastate activities that :� *ablat . They note note that the protec — of mreraton' birds is a "name= interest of very nearly the fust magnitude,' Minoan v Hoamrd 252 U.S. 416, 331a'S.Ct. 382, 64 L.Bd 641 (1920), and that, u the Court of Appeals found. matins of people spend over a billion dollars annually on recreational pursuits relatiug to migratory birds. These • argnmems raise significant consrimtioml questions. For example, we would have to evaluate the precise object or activity that, in the aggregate, substantially affects interstate cummasm. This is not clear, for although the Corps has claimed jurisdiction over petitioner's land because it contains water areas used as habitat by migratory birds, respondents now, Pau l rem 474 focus upon the fact that the regulated activity is petition's municipal landfill, which is 'plainly of a commercial nater.' Brief for Federal Respondents 43.. Brtt ibjs • •tares m Which the statute by lsie 0174 These are significant constitutional questions raised by respondents' application 00684 of their regulations, and yet we find nig approaching a clear stance from Congress that it intended § 404(a) to reach an abandoned sand and gravel pit here. Permitting respondents to infer jurisdiction ova ponds and mudflats falling within the 'Migratory Bird Rule' world result in a significant impingement of the States' traditional and primary power over land and water we. Sets, e.g., fest v. Pon Authority nuns - Hudson Corporation, 513 U.S. 30, 44, 115 S.Ct. 121 5.0. 675 • • • Page ss 394, 130 L.Ed.2d 245 (1994) ('[Rjegulation of land use Os) A tmcttoa traditionally performed by local governments"). Rather than expressing a desire to readjust the federal- state balance in this matuser. Congress chose to 'recognize, preserve, a= protect the primary responsibilities and rights of States ... to plan the development and me ... of land and water resources ....' 33 U.S.C. § 12$1(b). We thus read the stance as written to avoid the significant' constitutional and federalism quesdons raised by respondents' itderprctnion, and therefore' reject the request for administrative deference. [F148] FNS. Beouse violations of the CWA carry criminal penaidess. see 33 USX. f 1319(c)(2). perldoner invokes the sob of lenity as another barb for relearns the Corps' imeepmatbo a the CWA. Brief for petitioner 31.32. We need net address this alternative argamorn. See Haired Stam v. 5habimd, 513 V.S. 10, 17, 115 S.C. 382, 130 L.Ed.2d 225 (1994). We hold that 33 CFR § 328.3(0)(3) (1999). as clarified and applied to petitioner's baleSII site pursuant to the 'Migratory Bird Rule.' 51 Fed -Reg. 41217 (1986), exceeds the authority granted to respondents aria § 404(a) of the CWA. The judgment of the Cont of Appeals for the Seventh Circuit is therefore Reversed. Justice STEVENS, with GINSBURG, and 1111 .2 ._ J Justice SOUTER. BREYER join. In 1 the Cuyahoga it Cleveland. Ohio, coated a slick of ' waste, caught fire. Congress r 75 to that dramatic event, and to others le enacting the Federal Water Pollution Conte • (FWPCA) Amendments of 1972, 136 Stat. 8 , amended, 33 U.S.C. § 1251 et Sat.. •• •• .. •-•e% as the Cham Ware Act (Clean Water CW or Aa). [PN1j The Aet proclaimed ambltio goal of ending water pollution by 985. § 1251.. The Court's past iatetp s:tad of the have been fhlly consistent' . that goaL though Congress' vision of zero pollution =fulfilled, its pursuit unquestionably the destruction of the aquatic environment. Our ,''s waters no longer bum. Today, however, or Court takes Copt. 4) West 2002 No Clain to Orig. U.S. Govt. Works