Box 5, Folder 6, Document 2

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Box 5, Folder 6, Document 2

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NEW= TOWN =~N=TOWN
..
....
�This document sets forth the basi c problems to be considered
i n preparati on for the development of the New-Town-In-Town program
i n the Federal Surplu s l and from the Federal Pen .
The Schedules
c ontained herein are opti mum and probably are too ti ght to be met
by the agencies involved .
However , this optimum s cheduling gives
· the soundest bas i s for the consideration of differences between
t he var iou s means of carrying out t he project.
�_;;
1.
Decisi ons Ne ces s ary to Develop Ne w- Town-In-Tmm Projects
Who will a dmini ster the project ?
a.
Direct sale by HUD to Developer.
b.
HUD to City of Atlanta to Developer.
~ c. . HUD to Atlanta Housing Autho rity to Developer.
~
2.
Will di s position be for 221 (D) (3)) 202 only?
3,
Who builds prima ry str eets and utilities?
L .
4,
a,
Dev eloper.
b.
City.
c.
Atlanta Housing Authority.
When are street locations to be pinned down?
fl
...
�Persons to be invol ved in these decisions?


,.


~~
~
a.
Members of the Planning i,Development Commi tte8 and Board of Aldermen.
b.
Mayor Ivan Allen
c.
Mr. John Edmunds
d.
Mr. M. B. Satterfi eld
e.
Mr. Edwi n Stern
f.
Mr. Frank Ethridge
g.
Mr. Colli er Gladdin
h.
Mr. Richard Case
i.
Atl anta Housing Authority Board of Commissioners
j.
Mr . Cecil Alexand er
k.
Col. Malcolm Jone s
1.
Mr o Dan Sweat
m.
Mr. Edo Baxt er

,
I
�l.a. Direct Sale By HUD To Developers
, 1.
HU!ID states tha t they would expect the City to provide the land use plan)
assurances as to public facilitie s, review the_developer s proposals.
2.
HUD would need Bureau of Budget apprqval of the method of sale and
would present the proposal to sell to the Bureau prior to making the award.
Each of these steps would consume a minimum of approximately 30 days or a
tota l of 60 days on this stage .
3.
Under this method t he :Developer would put in the streets and utilities
and this cos t would be r eflected in rent s or s ales prices.
'
I
4.
No non- cash credits i nvolved.
5.
Fed. Pen • .to GSA to HUD i s based on certai n improvements (fen ces , etc.)
which onl y HUD can finance .
6.
Can HUD a cquir e the
4 non-gov 1 t
owned parcel s ?
Leave t hem out ?
�l.a. Schedule
Direct Sale IIDD to Developer
Decisions
Land Use Map
Disposition Plan
Relocation Plan
4cqui si tion Plan
Project Improvements Plan
Financing Plan
Submit to the Bureau of the Budget
for prior approval
~
Approval
Select developer (advertise if necessary)
Submit to the Bureau of the Budget for concurrence
Concurrence
Execute Contract
Approval of FHA or Mortgagor of redevelopment
Start Engineering
Start Cons t r ucti on of Site impr ovements
Complete Site Impr ovements sufficient to begin
construction of Housing
May
May
May
May
May
May
May
1, 1968
J, 1968
21, 1968
21, 1968
21, 1968
21, 1968
21_, 1968
May 21, 1968
June 21, 1968
July 21, 1968
July 21, 1968
Au gust 21, 1968
September 1, 1968
January 1, 1969
January 1, 1969
February 1 , 1969
June 15, 1969
Dur ing the interi m from July 21 to J anu ary 1, it will be necessary to
acqui re the 4 pr ivately owne d parcels, r eloc at e the one fa mily and demolish
the str ucture .
�l.b. Sale from Goverrunent to Cit y to Developer
1.
HUD clear with Bureau of Budget for sale direct to City - approximately
30 days.
2.
City proceeds with l and use plan, decis ions as to provision for street s a.n.d
utilo, determine method of s ale.
3.
/ of
Method sal e as outlined by Asst . City Atty - Tom Choyce :
1.
A res olution mus t be pa s s ed by the Mayor and Board of Aldermen s tating
that the r eal estat e is no longer usef ul and n ecess ary to the Cit y and
ordering the real es tate t o be sol d.
Formality but must be done at
a r egul ar Ald . meeting after a mee t i ng of P & D Com.
2.
The Land Agent mus t cause a pl at of the pr operty to be made by a
register ed l and surveyor.
~This mus t be done by any agent .
AHA woµl d
n eed about 20 days prior to cl os ing ).
3.
The Land Agent must cause an appra isa l of t he property to be ma de by
t he Atlant a Real Es t at e Board or a r eal estate appraiser who i s a
member of t he American I ns t i tute of Re al Est ate Appr ai ser s .
The
apprai s a l must be pla ced in a s eal ed envel ope and turned over to t he
t he Land Agent .
L,..
The plat of the property al ong with the l egal de scription must be submi t t e d
to t h e Purchasi ng Agent, who mus t a dvert ise for bids t o be submi tted
for t he purchase of t he pr operty .
5.
All bids mus t be opened and r ead a t t he desi gnated time by the Pur chasing
Committ ee .
The Purcha sing Commit t ee must t abul ate t he bids and ref er
them to an. Al dermanic Committee .
6.
The Committee must open the sealed appraisal and take t he appraisal
into consideration in determining whether or not any of the bids shall
�-2-
be recommended for acceptance.
This Committee must submit its
final
recommendation to the Mayor and Board of Aldermen for :f.nra:i determination.
4.
City must find a way to purcha se the
them out.
4 non-gov
1
t owned parcels or l eave
�. 1. b. Schedule
HUD to City of Atlanta to Developer
Decisions
Land Use Map
Dispos ition Plan
Acquisition Plan (4 pri vately owned par cel s as
well as Federal Land )
Reloc ation Plan
Project Improvements Plan
Financing Plan
Planni ng and Development Committee to make
reco mmendations t o the Board of Aldermen in
joint session with the Finance Committee
Aldermani c Approval
Order Survey and Des cription
Appraisal s Ordered
Advertise
Recei ve Bids
Board of Aldermen Approve
Contract
• Begin Construction of hous ing ·'k
May 1, 1968
May 3, 1968
May 21, 1968
May
May
May
May
21,
21,
21,
21,
1968
1968
1968
1968
May 27, 1968
June 3, 1968
June 3, 196e
June 24, 1968
June 24, 1968
Au gus t 24, 1968
September 16, 1968
September 26, 1968
J anuary 26, 1969
ENGINEER ING AND SITE IMPROVIl'IENTS
Engineering
Let Site Improve ments Contract
Complete S.I. suffici ent to
begin Cons truction of hous ing
Ju ne 3, 1968 1~~--lEJuly 21, 1968
December 6, 1968
September 16, 1968-:B~
Nove mber 1, 1968
· March 15, 19691*'


This date would delay the start of cons truction from J anuary 26, 1969, to


March 15, 1969.
~--lE-
-:BH*'
Engineeri ng start after selec tion of Toveloper.
Engineering start before s election of .Tuveloper.
�l.c. HUD to AHA to Developer
l.
Atlanta Housing Authority would use the normal urban renewal procedure
through on and 'expe dited " basis. The schedule i s estimated on optimum
time intervals as are the other schedules.
2.
If the project puts in the basic streets and utilities, they would be
constructed at project cost which could be more than offset by Noncash Grant-in-Aid Credits.
J.
-The t wo major credits are for two schools: one at $1,000,000 - 100%
eligible and one at $2,000,000 - 10 to 50%eligible.
4.
Some comparatively small credits would be eligible from park, bridge,
ramp and other items probably in the range of $50-100,000.
�1. c •
Sc;ne dule Thomasville Amendr~ent R-- 22
HUD To AHA To Devel oper
Thi s schedule i s prepar ed ba s ed on the fo llouing as sumptions :
L All deci sio ns nec essary for th e submission of t he appl ication ( particul arl y the ones appli.ed to the method of disposition and sequence installation of
site i mprovements) are made prior to May 1, 1968 .
2. That the submission is to be macl e to the June 3, 1968 Aldermanic
· Commit tee .
3. That HUD holds good on their commitment t o r eview and approve the applic ation in 30 days .
I.
Part I - Part I I Aopl ica tion
- -· - ~ -....
l.
-
Decj_sions
Land Use Map
Proj ect Area Dat a Report
Disposition PJ.an
Relocati on Report
Acquisj_tion Plan
Urban Renewal Plan
Proj ect I mprovements Plan
All other s ections of t he application
Financing Pl an
Submit to Alderciicm:i.c Financ e Commit tee
Pub1.ic Hearing
Aldennanic Approval
Compl ete Submi sc:i on
II.
May 1, 1968
May 3,
May 20,
May 20,
May 21,
May 21,
May 21 ,
May 21,
May 21,
May 2)-1,
May 27,
May 31,
J une 3,
June 7,
'
j
i
Execution Activi t i es
Approval
Executed Lo an and Gra nt Cont r act
a.
Disoos~ti on Acti viti e s
_..,._,-=·
n.i'-7-..=I , .._._
•MCW:.-....-
Adverti s e
Receive Bids
Identi fy Developer
Sign Contract
Begin Const ructj_o'r1 of hous ing·:H*"
b.
July 8, 1968-~July 15,
~*"
..
July 29 ., 1968
Sept . 23,
Oct. 21 ,
Oc t. 31;
Januar y 27, 1969 April 2b, 1969
}fay 27,
Acsiuis:itio r:~RelQ c at :i.on-Dsmolitiori
Begin l\.cqui s ition
Begin Relocation
Complet e Ac~uis ition
Complete R2lo c 2tion
Complete D~n0 J_j_tion
July 29, 1968
Aug . 26,
Sept. ~Cl,
Scp -L .
1966
July 27,
Aug. 27,
Sept . 27,
Feb . 27, 1969
30,
I
Oct. 11 ,
~:-T~me cont ingent on HUD acq9-9.. i-r-~f-Time contingent on Develop<in.ehi:. FHA action and completion of access streets o
Col. 1 contingent on pre-advertis ing.
�c.
Enf)-neer:i.i~~ and Site Ifilprovements
Engirieering
Let Site I mproveme nts Contract
Complete Site Improveme nts
Sui'ficient for Co nstructfon
Complete Site Improvements
May 27, 1968
July ·12, 1968
Oct . 21, 1968 Aug. 27 , 1968
ilec. . 11, 1968 Oct. 15, 1968
26, 1969
Nov . 27 ,
Apro
Apr. 27, 1969
Aug. 19, 1969
1·~
Site Improveme nts Designated in.Planning
2·~-
Adve rtise after Loan and Gra r1t - Site Improvements on b asis of bid
Pre--Adver tise - Site I mpro veme nt s on b a sis of bid

Febo
·;rf, 1969
June 27 ., 1969
�2.
Will Dlsposition be 221 (d)
(3), 202 , only?
a.
221 ( d) ( 3) development would prevent any private development
being fin anced by other FHA or conventional finance. This would
prev~,nt an extensive eco nomic mix in this new area. However ,
higl{ income families now occupy the Single Family Portion of the
Thomasville Project.
b.
To split the area between two programs will require definite
boundaries fo r each , so that ea ch can be appra i sed separately.
c.
221 ( d ) ( 3) would insure l ow and moderate income occupants·.
d.
221 (d) (3) would require special appra isal techniques (write down of l and price ).
e.
Commercial areas must be designated regardless of other
consideration for appra i sal purposes.
f.
I f public housing is involved ( this is at the present ruled out ),
this boundary would have to b e delineated. ( Turn key or conventional).
g.
Can the developer be non-profit , limited dividend , Co -op, or
other, or will it be limited to one .
�3. Who builds primary streets and utilities?
a.
For the developer to bui ld streets and utilities would increase
the cost per dwelling unit.
b.
221 ( d) (3) might affect the decisio ns .
c.
Approximat ely
months would be required for the City or Authority
to build the primary street system sufficiently to provide access .
However , construction can begin prior to advertising sale of land.
d.
A developer could build the streets at his rate of need but probably

no more r apidly than the City or the Authori ty . It would however,
force scheduling of construction to be tied to street construction
schedule ( acc e ss ). This may not be pertinent.
,.
e.
Authority constr uction of the streets would co st the City
approximat ely 1/3.
f.
Bridge credits would be affected.
g.
Cost of streets and utilities estimated at$

;--
�4.
When should street loc ati ons be pinned down ( invol ves savi ng s of
approximat ely 1- 3½ months )?
a.
I f str eet is pinned cJown befo re ad ver t ising propert y :
I
\
b.
'
(1 )
Would restric t t he de sign of th~ devel opment plan.
( 2)
Would defin e school and park s ite s so that costs and
credits could be fi rm .
(3 )
Would s ave approxi ma t el y 1-3½ mont hs.
After st reets are pinned down after advertising and decis ion on
devel oper :
(1 )
Would gi ve f re edom to t he develo pment plan.
( 2)
Cost and credit s wo uld no t be quite as fi rm .
(3)
Would del ay fro m 1-3½ month s befo r e co nst ruction could be
started (woul d thi s be actual or would the architects u se
up the t i me anyway )?
/

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