The government has filed a motion to dismiss, joined in by appellee Mall Properties, Inc., contending that a district court order,
Plaintiff Mall Properties, Inc., applied to the Corps of Engineers for permits to fill wetlands so that plaintiff might build a 1.1 *441 million square foot, two story shopping mall in North Haven, Connecticut. The Corps denied the permit. Among the factors the Corps considered in concluding the project was contrary to the public interest was, first, the City of New Haven’s opposition to the mall on the ground that a North Haven mall would adversely impact New Haven’s economic development and, second, the Governor of Connecticut’s statement at a July 1985 meeting that building the North Haven Mall was not worth the risk to New Haven. The district court 1 concluded that the Corps had exceeded its authority (1) by basing the permit denial on socio-economic harms not proximately related to changes in the physical environment and (2) by not following its regulations which required that Mall Properties be provided notice of an opportunity to rebut the objection made by the Governor of Connectiсut. Accordingly, the court remanded the case to the Corps for further proceedings consistent with its opinion. The question, then, is whether this remand order is now appealable.
New Haven argues that the district court entirely disposed of the matter before it — Mall Properties’ petition fоr review— and granted Mall Properties the relief requested — a remand to the Corps. Hence, New Haven contends, the judgment is a final one. We disagree. Ultimately, Mall Properties wants the proper permits themselves and, in the event of a judicial challenge to the permit, a judgment аdjudicating Mali’s entitlement to the permits. Indeed, originally Mall’s complaint asked the court to direct the Corps to issue Mall the permits (though Mall subsequently acknowledged that a remand would be the proper remedy were it to prevail). Thus, the district court’s remand order does not grant Mall ultimatеly what Mall wants. Rather, the court’s order is but one interim step in the process towards Mali’s obtaining its ultimate goal. Consequently, we do not view the remand order as meeting the traditional definition of a final judgment, that is, one which “ends the litigation on the merits and leaves nothing for the court to do but execute the judgment.”
Catlin v. United States,
This court and others have said that gеnerally orders remanding to an administrative agency are not final, immediately ap-pealable orders.
See, e.g., Pauls v. Secretary of Air Force,
Exceptions have been recognized in some cases, however, and appeаls have been allowed from orders remanding to an administrative agency for further proceedings.
See, e.g., United States v. Alcon Laboratories,
Trying to make order out of the case law, the City of New Haven argues that whereas remands for factual development may not be appealable orders, under a practical conception of finality, district court orders which determine an important legal issue, announce a new standard, and impose a new legal standard or procedural requirement upon the agency in the remand proceeding should be сonsidered final and immediately appealable. Indeed, citing a number of cases, the City argues that that is in fact the distinction the case law has drawn.
In particular New Haven relies heavily on
Bender v. Clark,
In contrast to
Bender,
in the present case the government has not appealed. In other words, the government is not challenging the district court’s ruling (1) that the Corps of Engineers may not deny permits on the basis of socio-economic harms unrelated to physical environmental changes and (2) that the Corps violated its regulation in not giving Mall Properties an opportunity to rebut the governor’s opposition. Many of the other cases on which the
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City of New Haven relies,
see, e.g., Stone v. Heckler,
The City of New Haven argues, however, that it is similarly situated to the governmental agencies whose appeals from remand orders were allowed for, the City says, denying it review now is tantamount to foreclosing any effective review at all. That is because, the City maintains, the district court decision precluding the Corps from considering socio-economic factors has removed from the Corps’ consideration the economic interests at the heart of the City’s opposition to the permits and has effectively terminated the City’s participation. The City is wrong. The City has not been foreclosed from participating in the proceedings on remand. Presumably, it can urge environmental reasоns why the permits should be denied. If, after remand, the permits are granted, the City can seek judicial review and if the district court upholds the grant, the City can appeal to this court and both argue that the original permit denial based on New Haven’s socioeconomic developmentаl interests was proper and present any other challenges arising from the remand proceedings it may have. Thus, review of the socio-eco-nomic issue the City now wants to present, is not denied; it is simply delayed.
3
For this reason, the remand order is not appeal-able under the
Cohen
cоllateral order doctrine as the third requisite for collateral order appealability — a right incapable of vindication on appeal from final judgment
—see Boreri v. Fiat S.P.A.,
Moreover, contrary to the City’s argument, we think allowance of an immediate appeal would violate the efficiency concerns behind the policy against piecemeal appeals. Were this court now to order briefing on the socio-economic issue, decide that issue and affirm the district court, the case would be remanded and the Corps once again would decide whether to issue the permit. Likely another appeal would follow, necessitating another round of briefs, another familiarization with the record, and another opinion. Our decision on the socio-economic issue might turn out to have been superfluous were the Corps on remand to deny thе permits on independent proper grounds. More efficient and quicker, in the long run, would have been to delay review and consider all issues at one time. Alternatively, were review granted now and were we to conclude the district court erred, an unnecessary admin
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istrative proceeding could be averted.
4
But this alone is insufficient reason to permit review. As the Third Circuit observed in
Bachowski v. Usery,
New Haven asks that if the remand order is not a final appealable order we construe New Haven’s notice of appeal as a petition for mandamus. We see no extraordinary circumstances warranting the exercise of mandamus jurisdiction.
The request for oral argument on the motion to dismiss is denied and the appeal is dismissed for lack of jurisdiction.
Since this appeal has been dismissed on jurisdictional grounds, the motion of North Haven League of Women Voters and Stop the Mall/Connecticut Citizen Action Group to file an amicus brief is denied.
Appeal dismissed.
Notes
. Though plaintiff Mall Properties is a New York corporation and the mall is proрosed to be built in Connecticut, venue in Massachusetts of the present action was premised on 28 U.S.C. § 1391(e)(1) as one of the federal defendants, the Divisional Engineer of the New England Division of the Army Corps of Engineers, resides in Massachusetts.
. New Haven seeks to distinguish Pauls on the ground that there the district court remanded but retained jurisdiсtion to review the final determination of the Secretary of the Air Force. The retention of jurisdiction was not the basis for our determination that the remand order was not appealable.
. The City’s argument that the district court judgment may have res judicata affect is wrong. A prerequisite to the application of res judicata principles is a final judgment, Restatement (Second) Judgments § 13 (1980), but, as we conсlude here, the district court judgment remanding to the agency is not a final judgment. Nor does the City’s argument that on a petition for review following remand the district court may refuse to reconsider the socio-economic issue persuade us otherwise. Under law of the case principles thаt may indeed happen. Nevertheless, the City will be able to challenge on appeal the district court's original (September 8, 1987) decision.
. However, according to the district court opinion, Mall Properties had several other arguments for vacating the Corps' order which the district court found unnecessary to address since it was remanding on other grounds; hence, further proceedings in the district court on these issues followed by another appeal might result even if we were not to rule in New Haven's favor on both the socio-economic issue and procedural issue concerning failure to afford Mall Properties an opportunity to rebut the governor’s opposition.
