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DEDICATED
to the memory of
JOHN O. CHILES
... a lifetime leader in the growth
of Atlanta... a member of the
Board of Commissioners for the
Atlanta Housing Authority for 19
years, and Chairman of the Board
for more than eight years.
a |
IVAN ALLEN, JR.
Mayor of Atlanta
TO THE HONORABLE IVAN ALLEN, JR.,
Mayor of the City of Atlanta, we present this Progress
Report covering the fiscal year, July 1, 1965-June 30,
1966. This is the 27th year of the Atlanta Housing Au-
thority’s existence, and this 25th report of the Authority’s
operations includes both public housing and urban re-
development activities. The report is presented as a pub-
lished account of the accomplishments of this Authority,
an accounting of its stewardship, and includes a forecast
of future activities to be undertaken in the public interest.
The Board of Commissioners
and staff of
The Atlanta Housing Authority
Atlanta, Georgia
EDWIN L. STERNE GEORGE S. CRAFT
Chairman Vice Chairman
JESSE B. BLAYTON, SR. FRANK G.ETHERIDGE M.B. SATTERFIELD
Commissioner Commissioner Executive Director
THE STORY OF THE AUTHORITY
WHEN CONGRESS PASSED its epoch-making Housing Act in
1937 the object was to provide low-rent housing of acceptable
minimum standards for low-income families. Thus the U.S.
Housing Authority was created,
To take advantage of this federal assistance, the General Assembly
of Georgia enacted the Housing Authorities Law of the State of
Georgia, which permitted Atlanta and other cities in the state to
seek the benefits which have raised the standard of living for many
thousands of low-income residents.
The City of Atlanta quickly responded by creating the Atlanta
Housing Authority in 1938, As provided in the state law, the
Authority consisted of a commission of five members, appointed
by the Mayor and confirmed by the Governor of Georgia. The
commissioners serve without pay and act as a Board of Directors.
The Authority was organized as a non-profit corporation. It is
non-political. It is not a Federal Agency, nor is it directly controlled
by the state or the city. Operating under the State Housing Law,
it is subject to Federal laws and regulations to the same extent as
any private corporation would be subject to them if it borrowed
money from the federal government.
The Atlanta Housing Authority is purely a local organization —
created by the City of Atlanta and authorized by housing laws of
the State of Georgia, with financial assistance from the federal
government, for two purposes:
(1) to provide decent, safe and sanitary housing at rentals low
income families can afford: and
(2) to help eliminate slums and blight in certain designated urban
renewal areas through redevelopment and rehabilitation,
SS
“a
i ee ee a
Techwood Homes
ATLANTA’S PUBLIC HOUSING AT A GLANCE
History
Techwood Homes was Atlanta’s... and the nation’s... introduc-
tion to public housing in 1936 by virtue of the Public Works Ad-
ministration. It was a momentous day in mid-summer when the
604 units were completed and some 1800 individuals moved from
the squalor of blighted neighborhoods into the pleasing atmosphere
of the carefully designed Techwood Homes.
Not quite a year later, University Homes were completed with 675
apartments providing housing for almost 2000 people.
Today...almost 30 years after these initial developments...
Atlanta has fifteen public housing developments and is continually
striving to provide the 30,444 people who live in these low-rent
facilities an environment which is both physically and socially
satisfactory.
Housing managers and management aides at each development
conduct a continuing program to assist these families. They stress
the importance of prompt rent payment, good housekeeping, school
attendance, pleasant relations with their neighbors, and working
with others for the improvement of the community.
To help meet the needs of the elderly citizens, the Authority has
built three high-rise buildings exclusively for these senior citizens.
The Authority welcomes families with children, and more than
half the residents in public housing are minors. A woman heads
the household in 57% of the total families, which range in size
from one to fifteen people.
Purpose
The public housing division of the Atlanta Housing Authority has
as one of its main purposes to provide safe and sanitary housing
for Atlanta’s low income families at rents they can afford to pay.
Eligibility
Eligibility for admission is based on an applicant coming under
the definition of “Family”, who has. some source of income, is
living in unsafe, unsanitary, overcrowded conditions or displaced
by urban renewal or other governmental action, and does not own
a dwelling unit in metropolitan Atlanta. Rents are based on net
family income.
1937 / UNIVERSITY HOMES —
FORMERLY KNOWN as “Bea-
ver's Slide”, this 675-apartment de-
velopment was constructed on a
former slum site almost in the
heart of a university campus. Like
Techwood Homes, these units were
originally built by the Federal Gov-
ernment, assumed by lease to the
Atlanta Housing Authority in 1940
with title transferred to the Author-
ity in June 1954. Nearby are six
colleges and universities in this
predominantly residential section
of the city.
1936 / TECHWOOD HOMES —
FIRST LOW-RENT public hous-
ing in the nation, Atlanta’s Tech-
wood Homes made history as an
experimental housing project com-
pleted by the Public Works Admin-
istration. The 604-unit develop-
ment was assumed by the Atlanta
Housing Authority in 1940 under
a lease with the United States
Housing Authority, with a transfer
of title from the federal govern-
ment to the Atlanta Housing
Authority conveyed in June 1954.
More than 1200 people now live
in this project.
1940 / JOHN HOPE HOMES —
ADJOINING UNIVERSITY
HOMES, the 606 units at John
Hope provide housing for more
than 2000 residents. This was the
first project actually constructed
by the Atlanta Housing Authority.
Included in the clearance and re-
housing program was the demoli-
tion of a large number of sub-
standard houses located on the
project site.
1941 / ALONZO F. HERNDON
HOMES—CONSTRUCTION ON
THE last of three of Atlanta’s low-
rent housing developments com-
pleted in 1941 were the Alonzo F.
Herndon Homes. These 520 units
added substantially to the city’s
ever-growing need for low-rent
housing. More than 2000 people
live in this near-downtown area of
the city.
1942 / CAPITOL HOMES — AC-
CESSIBILITY TO WORK, schools,
shopping and transportation is given
careful consideration in choosing
a project location. Capitol Homes
meet all of these requirements. The
original contract called for 795
units, but in order to accommodate
the great demand for housing elder-
ly people a number of the larger
units were converted into efficiency
units, bringing the total to 815
units. Some 680 of the city’s worst
slum dwellings were destroyed to
permit the construction of this de-
velopment where 2000 residents
now live.
1953 / CARVER COMMUNITY—
WITH THE TERMINATION of
World War II, and in a city where
thousands of returning servicemen
were seeking a place to live, the
first post-war project of the Atlanta
Housing Authority was completed.
Carver Community, a development
of 990 units with more than 4500
residents, is adjacent to shopping
conveniences, schools and many
commercial facilities.
THE ELDERLY: A SPECIAL GROUP
THE ELDERLY ARE of great concern to the Atlanta
Housing Authority. Indications are that they will con-
tinue to be so for several reasons. Their numbers are
increasing, their incomes are low, they are hurt by
spiralling costs, and they are least able to bear extra
expense if relocation is necessary.
To meet the needs, the Authority has built during the past
two years three high-rise buildings exclusively for this
special group of elderly citizens. In planning housing for
this large number of retirement age and beyond, the Au-
thority remembered their special needs... recreational
space, facilities for hobbies, sidelines and social activities.
They must also be near medical centers and clinics to
maintain fair standards of health and care. All of these
requisites and advantages have been taken into account
in these three special buildings.
a
average age
$29.88.
ANTOINE GRAVES HOMES — an 8-story
high-rise building with 210 units, located ad-
jacent to Grady Homes... with 224 tenants...
Dr tarsi
THE PALMER HOUSE —a 3-tower 17-story
complex of 250 units, located adjacent to Tech-
wood Homes, with 269 tenants...average age
70...average monthly rental $31.00.
Bon 8 . -e
a Se = i
JOHN O. CHILES HOMES — a 250-unit proj-
ect, with 222 apartments in a 10-story high-rise
building and 28 garden-type apartments... ad-
. average monthly rental jacent to Joel Chandler Harris Homes... with
272 tenants... average age 71... average
monthly rental $28.50.
In addition to the high-rise buildings for the elderly, two of the
Atlanta low-rent housing projects Capitol Homes and Bowen
Homes — have separate low-rise units for this special group of resi-
dents. Capitol Homes has 20 elderly units...average age 70...
average monthly rental $26.50. Bowen Homes has 48 elderly units...
2...average monthly rental $24.83.
INFORMED CITIZENS ARE BETTER CITIZENS
KEEPING THE PEOPLE informed and stimulating their
interest in the housing and renewal activities is a vital
aspect of the overall program in Atlanta.
During the past year 850 people expressed a desire to see
the program first-hand and were given an opportunity to
tour the entire area by transit bus. These tours operate
under the sponsorship of Atlanta’s Citizens Advisory
Committee for Urban Renewal and are conducted by staff
members of the Atlanta Housing Authority.
An assortment of descriptive publications and graphic
material is available through the Public Information
Office of the Authority. Slide show presentations of the
housing and urban renewal program, after dinner
speeches, classroom lectures, press releases, etc., are also
used in keeping the public alert and informed.
METRO GOLDWYN MAYER
“T want to say to General Sherman, that from
the ashes he left us in 1864 we have raised a
brave and beautiful city; that somehow or other
we have caught the sunshine in the bricks and
mortar of our homes and have builded therein
not one ignoble prejudice or memory.”
IVAN ALLEN, SR.
Atlanta From the Ashes — 1929
Planning
GOOD PLANNING is the first and most vital aspect of
the physical process of urban redevelopment. It takes into
consideration the needs and desires of the city and its
people. The efforts of the planner are then concentrated
into attaining practical usage of the area while maintain-
ing esthetic desirability.
Step Number One in the planning process is the area
designation by the Mayor and Board of Aldermen. When
this designation has been made the Atlanta Housing Au-
thority, as the city’s Agency, works with the City Planning
Department, the Metropolitan Planning Commission, and
the Planning Department of the Renewal Assistance Ad-
ministration of the Department of Housing and Urban
Development, in preparing plans for the redevelopment
of the project area.
The BUTLER STREET and BUTTERMILK-BOT-
TOMS projects, for example, were planned primarily for
commercial use due to their location just two blocks east
of the Central Business District, Other projects such as
GEORGIA TECH, GEORGIA STATE, UNIVERSITY
CENTER and HOWARD HIGH resulted in freeing land-
locked educational institutions from barriers to feasible
growth patterns.
Special procedures are employed in devising plans for
combination clearance-rehabilitation projects such as
UNIVERSITY CENTER, WEST END, and BEDFORD-
PINE.
Other project areas in Atlanta served as sites for much
needed public facilities such as the auditorium in BUT-
TERMILK-BOTTOMS and the Atlanta Stadium in the
RAWSON-WASHINGTON project area. The remaining
land area in both of these projects is being used for resi-
dential, commercial, industrial and institutional as dic-
tated by specific needs for the area involved.
The dislocation caused by the non-residential projects
resulted in residential use of two large project areas on
the outskirts of the city. The THOMASVILLE Urban
Renewal Project and ROCKDALE Urban Renewal Proj-
ect, both located near outlying suburban areas, were
planned for residential use. Prior to development, both
consisted of poorly constructed substandard houses. Now
nearing completion, THOMASVILLE contains more
than 200 owner-occupied single family dwellings. In-
corporated into the plan is a new elementary school, city
park, shopping center, expansion of church facilities,
and a site for 350 units of low rent public housing.
Land in the ROCKDALE project has recently been put
on the market. Its intended use is for multi-family resi-
dential with supporting public and commercial develop-
ments.
Rehabilitation
SIMPLY DEFINED... Rehabilitation is a program of
community or home improvement involving property
owners in an area where deterioration has occurred but
where structures are basically sound.
Primarily, the aim of rehabilitation is to upgrade struc-
turally sound homes and extend their useful lives to the
maximum. In following through the plan of action for
better living, the individual home owner brings his prop-
erty up to modern day standards of good living. In this
way, the area remains stable, and through citizen par-
ticipation the community is improved esthetically.
Financial assistance is available to homeowners in an
urban renewal area through the Loan and Grant Program.
Project offices located in each project area staff rehabili-
tation specialists to assist homeowners in determining
what to repair, which contractors to select, and how to
finance the work that is consequently done,
The major effort in Atlanta’s West End Urban Renewal
Project is aimed at the improvement of more than 1400
structures — both residential and commercial — which are
basically sound but in need of major improvements.
dente val
emia
seer
Acquisition
THE ATLANTA HOUSING AUTHORITY purchases
properties scheduled for clearance within the project
areas, Acquisition price by law must be current fair mar-
ket value. This is determined by independent professional
appraisers making two separate appraisals. If property
owner is not satisfied with the price offered, he has re-
course to the courts where a final determination of current
fair market value can be made. Most properties, however,
are acquired through negotiation between the owner and
areal estate officer of the Authority.
Atlanta’s eleven urban renewal projects contain 2552.2
acres; 1108.5 acres are to be acquired. The remaining
acreage consists of rehabilitation areas and other land not
to be acquired. The Authority has acquired 3,258 resi-
dential structures, of which more than 63% were sub-
standard; also 825 commercial, industrial and institu-
tional buildings.
Four Atlanta projects - GEORGIA STATE, GEORGIA
TECH, UNIVERSITY CENTER AND HOWARD
HIGH SCHOOL — were designed to obtain land for ex-
pansion of landlocked schools. The HOWARD HIGH
project was the first completed urban renewal project in
the Atlanta program.
When some portion of land within a project boundary is
needed for special public use before the full project is
brought into execution, this land can be acquired by
Early Land Acquisition. Excellent examples of this are
the new $1-million C. W. Hill School in the BEDFORD-
PINE project and the $9-million auditorium-convention
hall complex under construction in BUTTERMILK-
BOTTOMS project. Both land sites were acquired
through Early Land Acquisition.
eS eo sg :
Auditorium. Convention Hall Complex
paeemaeaied
ONE OF THE great community benefits of urban renewal
is the removal of unsafe, unsanitary and inadequate
buildings.
Depicted here are typical slums that show the need for
new and better homes... for parks and playgrounds...
for better businesses... for broader streets and other
public improvements.
These subjects for demolition are characteristic of the
type structures Atlanta can do without ... and what must
eventually give way to better living in a proud and ever-
growing metropolis.
Redevelopment
— = 3
Atlanta Stadium
THE MOST PLEASING visible aspect of urban renewal
is the redevelopment phase of the program.
Parks, stadiums, motels, apartments, college facilities,
schools, auditoriums, office buildings stand tall against
the skyline and enhance the livability of a city. Areas that
once fostered economic and social blight that taxed the
city’s services are now transformed into economically
strong contributors to the area’s physical and fiscal well
being.
Atlanta’ss BUTLER STREET project exemplifies the
most outstanding redevelopment achievement. An area,
consisting of 249 acres, which formerly housed some 954
families, now includes dwelling units of moderate and
low income housing, high rise luxury apartments, modern
motel facilities, and major commercial redevelopment.
The adjustments in land use and transportation patterns
adjoining the expressway interchange is an outstanding
example of coordinated planning and redevelopment. The
relocation of almost 700 families and more than 230
individuals, as well as some 100 businesses, is a major
accomplishment.
Other projects showing significant redevelopment include
the RAWSON-WASHINGTON project, site of Atlanta’s
$18-million stadium; UNIVERSITY CENTER — where
six colleges and universities are expanding their facilities;
THOMASVILLE — a new residential neighborhood; and
BUTTERMILK-BOTTOMS, site of the new $9-million
auditorium and convention hall.
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John Hancock Building — Butler Street
University Park — University Center
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New Neighborhood — Thomasville
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University Plaza Apartments — University Center
Agnes Jones School — University Center
GROSS STATISTICS
ATLANTA PUBLIC HOUSING PROGRAM
ATLANTA HOUSING AUTHORITY
Number of Public PEneaS PLoen
Gross Acreage : ‘
Total Population. . .
Total Number Families .
Number of Persons 62 years or r older
Number Minors .
Number families with Woman as Head of House .
Number families receiving benefits or assistance .
Number existing units :
Number units under construction, or in planning
Number units on reservation .
Number units approved for leased housing .
Aggregate number units:
(existing, under construction, in planning, on reservation, leased) .
MANAGEMENT — Low-Rent Housing
15
563
. 30,444
8,745
2,834
| 17,613
4,847
3,908
8,874
1,140
4,200
300
. 14,514
For the Fiscal Year Ended June 30, 1966 The Authority’s Average Income and Expenses per dwelling unit
per month were as listed below for the 8874 units owned and managed by the Authority. The Authority
does not handle the largest expense item, debt service, on these projects; therefore, this item is not in-
cluded in the averages.
INCOME
Dwellp Rentals. 3.09050 Gp Fak ow te we Bie wes
Non Dwelling Rental . 2. 1. 1 ww ee ee
Excess Utilities Spe at Cte See be am ke oy
Interest on General Fund Investments ;
Other income
Total Operating Income Per Dwelling Unit Per Month
EXPENSES
Collection Losses
Employee Benefit Contributions .
General Expense .
Insurance . ;
Maintenance and ‘Operations :
Management Expense
Payment in Lieu of Taxes .
Provisions for Reserves. . :
Property Betterment and Additions .
Reduction of Federal Subsidy (Residual Receipts)
Replacement of Non aenpanaaO EATPENERE
Utilities .
Total Operating Expense Per Dwelling Per Unit Per Month
AHA 57
PUBLIC HOUSING PROJECTS
A. Techwood Homes
B. University Homes
C. Clark Howell Homes
D. John Hope Homes
E. John J. Eagan Homes
F. Grady Homes
G. Alonzo F. Herndon Homes
H. Capitol Homes
I, Carver Community
J. Heman E. Perry Homes
K. Joel Chandler Harris
L. J. W. E. Bowen Homes
M. Antoine Graves Homes
N. John O. Chiles Homes
O. Palmer House
el PROJECTS IN EXECUTION
1. Butler Street
2. Rawson-Washington
3. University Center
4. Rockdale
5. Thomasville
6. Georgia State
8. Georgia Tech No. 1
9, West End
PROJECTS COMPLETED
7. Howard High School
PROJECTS IN PLANNING
10. Buttermilk-Bottoms
11. Bedford-Pine
12. Georgia Tech No. 2
STUDY AREAS
13. East Atlanta
14. Nash-Bans
16 15. Cooper-Glenn
16. Plunkettown
ATLANTA’S HOUSING AND REDEVELOPMENT PROGRAM
The Housing Authority of The City of Atlanta, Georgia
General Consolidated Balance Sheet
As of June 30, 1966
Low-Rent Housing Only
CASH
ACCOUNTS RECEIVABLE
NOTES RECEIVABLE .
ACCRUED INTEREST RECEIVABLE
INVESTMENTS
DEBT AMORTIZATION FUNDS
DEFERRED CHARGES
LAND, STRUCTURE AND EQUIPMENT
LIABILITIES
ACCOUNTS PAYABLE
NOTES PAYABLE
ACCRUED LIABILITIES .
DEFERRED CREDITS .
FIXED LIABILITIES
SURPLUS from Operations, Cumulative Annual Contributions
and Book Value of Conveyed Projects
61,211
58,966
52
1,800
3,177,135
2,425,961
79,271
65,327,937
$71,132,333
$ 481,508
12,298,620
645,444
5,313
37,639,000
20,062,448
$71,132,333
The Housing Authority of The City of Atlanta, Georgia
General Consolidated Balance Sheet
As of June 30, 1966
Urban Renewal Projects in Execution Stage Only
ASSETS
CASH IN BANK
ACCOUNTS RECEIVABLE
Relocation Grants Due from
Federal Government .
Rehabilitation Grants Due From
Federal Government .
Tenants .
Other
INVESTMENTS .
PROJECT COSTS
Less Sales Price of Land Sold
RELOCATION PAYMENTS (contra) .
REHABILITATION GRANTS (contra)
LIABILITIES AND CAPITAL
ACCOUNTS PAYABLE .
ACCRUED LIABILITIES
Interest .
Other
TRUST AND DEPOSIT LIABILITIES
NOTES PAYABLE .
CAPITAL
Local Cash Grants-in-Aid
Local Non-Cash Grants-in-Aid
Federal Capital Grants Earned
Relocation Grants (contra), .
Rehabilitation Grants (contra) .
. $ 312,645
39,794
8,586
36,515
41,207,868
8,146,352.
450,504
1,420,369
708,703
13,408,200
700,196
ee ole
$
119,335
397,540
6,487,693
33,061,516
700,196
CLUS Uf}
1,186,051
450,908
479,853
22,412,000
16,277,262
40,806,074
824 Hurt Building
Atlanta, Georgia 30303
The preparation of this report was fi-
nanced in part through Federal assistance
from the Renewal Assistance Administra-
tion of the Department of Housing and
Urban Development under the provisions
of Title I of the Housing Act of 1949, as
amended,
AHA 57