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Box 18, Folder 23, Complete Folder

http://allenarchive.iac.gatech.edu/originals/ahc_CAR_015_018_023.pdf
  • Result Type: Item
  • Item Type: Text
  • Title: Box 18, Folder 23, Complete Folder
  • Text: April 12, 1967 MEMORANDUM TO; Mr, Cecil A. Alexander, Chairman Housing Resources Committee During the past several weeks I have become increasingly concerned over progress (or perhaps lack of it) being made in getting many of our proposed low cost housing projects off the ground. Very few have actually made it, thus far. Recently at least eight (8) developers have talked with me seriously about it. They are be- coming quite apprehensive about the success of the program, unless some of the current obstacles and roadblocks are removed and several have suggested withdrawing from the program entirely, The summary report on problem areas, recently prepared for the Executive Group meeting of the Housing Resources Committee, April 16, tends te bring the problems into sharp focus, Of legitimate proposals which have already been made, #900 units are in jeopardy. The principal problems are the following: l. Difficulty for developers in obtaining suitable land at prices which make development of low cost housing economically feasible, 2. Constant opposition by single family home owners to apartment and co-op developments anywhere in the general area in which they live. 3. Limitation on availability of sites considered “excellent” by FHA; and FHA's extreme conservatism on approving sites in proximity to other approved sites, for fear of glutting the market in such areas. 4%, Reluctance of the Planning Department to support necessary re- zoning in certain areas for which general plans have been made or are contemplated for other types of development in the future. 5. Opposition by NAACP and local Negro officials in HUD to construction of additional low cost housing in areas which they consider occupied predominately by Negroes, The effect of this is being also reflected in FHA. This has reached a very serious and critical stage and is extremely detrementai to the program. 6. Difficulty, politically, because of neighborheed objections to get rezoning of avallabie sites fer low cost housing. Mr. Cecil A. Alexander Page 2, One barometer of the seriousness of the problem is indicated by the decreasing number of housing units permitted in Atlanta in recent years: 1963 = 91293: 1964 + 3629; 1965 - 2656; 1966 = 2382 Still another problem is the difficulty, with current facilities, in keeping up with the program and timely foliow through on all proposed developments. On February 20, we had 59 known proposals. Today we have 70 and the number is increasing. It is virtually impossible under our present system for one person, myself, to timely follow up on all projects as closely as is desirable or essential to insure their successful execution. Furthermore, our Committee Panels have not thus far proven very productive. Keeping contact with them is awviaogy job within itself. aomcam ing Consequently, as the program progresses I am becoming more and more conscious of the necessity for a change in procedures; and suggest the following: A. An all out effort be made to resolve the current difficulty with HUD, promoted by the NAACP. I do not see how the City can afford to lose on this issue, and I doubt that it can be satisfactorily resolved at the local level, but will require strong representations from the Mayor directeto Washington. B. Implement John Cherry's initial suggestion of setting up teams of key people (Realtor, Financier, Site Planner, Architect, Builder and when appropriate, a Nonprofit Sponser)., This is perhaps the most practical approach to this complex problem. Each team could thus be given a specific assignment of a certain number of units to produce. Ten such teams with assignments of 500 units each seems appropriate to start with. This would produce 5,000 units (or one year's goal for the program), Such procedure would also permit a pyramiding of administration through the Housing Resources Committee, in as much as we could then deal with only one selected individual (Captain) of each team. This would also automatically broaden the base of responsibility and effort among the several key people on each team, rather than leaving it all to individual developers. Other developers, of course, would not be discouraged, and more time would be available for lending assistance and advice to them when needed. C. Initiate concrete steps toward creation of a Housing Development Corporation, with adequate funds, and with mission similar to the one in Philadelphia. D, Also, an educational program should be conducted for City officials (Board of Aldermen and Planning Board) to thoroughly acquaint them as to needs for housing and advantages of the program; and with the general public, explaining how the people themselves can help rather than hinder the program. The latter should preferably be done through lay groups. The Board of Aldermen should be specifically briefed on the preblems confronting the Housing Resources Committee in accomplishment of its mission and their whole hearted cooperation and suppert where needed, should be solicited. E. A series of clear talking, straight from the shoulder, newspaper, TV, and radio presentations are needed as to requirements and obstacles that need to be over= come. This is very much in order now. (A typical example ef this need was illustrated in the Zoning Committee hearing April 6, (#2-67+33-G) in which petition to rezone a 20-acre tract off Browns Mill Read from N-1 to A-1, to permit construction of 264 units Mr. Cecil A. Alexander Page 3. of 221 d (3) co-op sales housing was denied, over ruling the Joing Planning Board recommendation, because people in the general neighborhood apparently did not under- stand what was proposed and about a dozen people from the area appeared in opposition at the hearing. This opposition killed the rezoning and may cause the death of the project). . F. Rezoning is needed of substantial tracts of vacant Industrial and low density Residential land to higher density Residential, with certain portions ear marked for low cost housing. In this connection, major policy decisions are necessary as to which is to have preference; continuation of existing zoning in anticipation of future development, which may never materialize, or making suitable locations available now to meet the City's urgent need for low cost housing. In this connection, three specific plans, Collier Heights, Boulder Park and the Peyton Road area, all perhaps well conceived at the time they were prepared, constitute the majority of the open land area in the western part of the City and most ef it is currently reserved for single family development at very low density. The current needs of the City for higher density development, requires a reconsideration and evaluation of those plans. The R-4 Zoning in the bulk of the Seventh Ward, much of it open land, is another example. Recommend the precedures proposed in A - F above be placed in effect as soon as possible. Respectfully, Malcolm D, Jones Supervisor of Inspection Services MDJteo CC: “hayor Ivan Allen, Jr. Mx, Dan E. Sweat, Jr. THE VECTOR COMPANY 1204 KENESAW AVENUE =~ KNOXVILLE, TENNESSEE 37919 = (615) 588-2435 April 14, 1967 Mayor Ivan Allen 68 Mitchell Street S.W. City Hall Atlanta, Georgia Dear Mayor Allen, I am writing this letter to you as one of the developers for the proposed low rent turnkey housing for your city and at the suggestion of Mr. Cecil Alexander with whom I have discussed our problem or stalemate as it now appears. So that you might be able to more clearly uiew our position I will attempt to give you a brief background: We and our real estate agents spent many hours and days scouring Atlanta for the best possible sites from September to November 1966, and we finally narrowed our findings to two; one of which is the Skipper and Harwell Road site. In early November we presented same to the Atlanta Housing Authority who together with the Regional Housing Authority gave us approval for same per copy of letter enclosed of November 21, 1966. I also wish to call to your attention the fact that the regional officials together with the project planner from HAA and two officials from Washington visited this site and all expressed their approval of same. Therefore, based on this approval, we proceeded to hire the firm of Good and Goodstein, Architects, Knoxville, Tennessee, who have been the Archi- tects for fifteen to twenty Low Rent Housing Projects in the past five years, and therefore are cognizant of the requirements and procedures of Low Rent Housing. The Architects, The Atlanta Housing Authority officials, the Regional Authority officials and ourselves have had many meetings during the past five and one half months in order to be able to present our preliminary proposal which we did on March 30, 1967. We have all worked together without any knowledge of there being any objection to the proposed location. We have spent between $30,000.00 and $35,000.00 in actual costs because we were assured that the property was approved by everyone concerned and we have designed what we believe to be excellent apartments costing nearly $20,000.00 per unit. EARL SS. WORSHAM=- MELVIN T. GOLDBERGER - REAL ESTATE DEVELOPMENT THE VECTOR COMPANY 1204 KENESAW AVENUE =- KNOXVILLE, TENNESSEE 37919 - (615) 588-2435 April 14, 1967 Page Two We truly are very distressed that the project is being held in abeyance as we had set up a time schedule for the various phases set up in the "Turh- key" program, one of which being the "letter of intent" phase wherein we are then able to exercise our land option and this stoppage places our land purchase in a predicament as well as our aforementioned costs. We are aware of the great and urgent need for this housing by the City of Atlanta and your desire to cooperate in every manner and we wanted you to know to what extent we had gone in attempting to help solve this housing shortage and of course we stand ready and willing to assist in whatever manner you think we might be able. Hoping that you will be able to solve this dilemna in the very near future. Yi. | Glonstage The Vector Company MTG :ned ec:M.B. Satterfield Cecil Alexander EARL S, WORSHAM- MELVIN T. GOLDBERGER =- REAL ESTATE DEVELOPMENT aoe OuBx EOWIN L. STERNE - CHAIRMAN GEORGE 6. CRAFT VICE CHAIRMAN J. Be BLAYTON ° JOHN ©. CHILES FRANK G. ETHERIDGE 024 HURT DUILOING ATLANTA, GEORGIA 30303 JACKGON 3-GO74 November 21, 1966 Mr.. Stuart Davis © Schaffer Realty Company ‘66 Pryor Street, N. E. Atlanta, Georgia 30303 Dear Mr. Davis: \ouSx (oes M, G. GATTERFIELD EXECUTIVE DIRECTOR ANO GECAETARY CARLTON GARRETT DIRECTOR OF FINANCE =~ GILBERT H. BOGGS DIRECTOR OF HOUSING GEORGE R. SANDER TECHNICAL DIRECTOR We have visited the proposed "turnkey" site on Harwell Road, previously referred to as the Diplomat Apartments site, and are prepared to receive a proposal from you in accordance with Paragraph H Page 3 of Section 206.6 of the Low-Rent _ Housing Manual. Please let us know if there are any further questions. Sincerely yours, M. B. Satterfield A Executive Direct _MBS:dm — 3 // 2 Mr. John BE Lyle. ~ Housing Assistance Administration i
  • Tags: Box 18, Box 18 Folder 23, Folder topic: Housing Resources Committee | 1967
  • Record Created: April 18, 2017
  • Record Updated: April 30, 2021

Box 18, Folder 23, Document 2

http://allenarchive.iac.gatech.edu/originals/ahc_CAR_015_018_023_002.pdf
  • Result Type: Item
  • Item Type: Text
  • Title: Box 18, Folder 23, Document 2
  • Text: THE VECTOR COMPANY 1204 KENESAW AVENUE =~ KNOXVILLE, TENNESSEE 37919 = (615) 588-2435 April 14, 1967 Mayor Ivan Allen 68 Mitchell Street S.W. City Hall Atlanta, Georgia Dear Mayor Allen, I am writing this letter to you as one of the developers for the proposed low rent turnkey housing for your city and at the suggestion of Mr. Cecil Alexander with whom I have discussed our problem or stalemate as it now appears. So that you might be able to more clearly uiew our position I will attempt to give you a brief background: We and our real estate agents spent many hours and days scouring Atlanta for the best possible sites from September to November 1966, and we finally narrowed our findings to two; one of which is the Skipper and Harwell Road site. In early November we presented same to the Atlanta Housing Authority who together with the Regional Housing Authority gave us approval for same per copy of letter enclosed of November 21, 1966. I also wish to call to your attention the fact that the regional officials together with the project planner from HAA and two officials from Washington visited this site and all expressed their approval of same. Therefore, based on this approval, we proceeded to hire the firm of Good and Goodstein, Architects, Knoxville, Tennessee, who have been the Archi- tects for fifteen to twenty Low Rent Housing Projects in the past five years, and therefore are cognizant of the requirements and procedures of Low Rent Housing. The Architects, The Atlanta Housing Authority officials, the Regional Authority officials and ourselves have had many meetings during the past five and one half months in order to be able to present our preliminary proposal which we did on March 30, 1967. We have all worked together without any knowledge of there being any objection to the proposed location. We have spent between $30,000.00 and $35,000.00 in actual costs because we were assured that the property was approved by everyone concerned and we have designed what we believe to be excellent apartments costing nearly $20,000.00 per unit. EARL SS. WORSHAM=- MELVIN T. GOLDBERGER - REAL ESTATE DEVELOPMENT THE VECTOR COMPANY 1204 KENESAW AVENUE =- KNOXVILLE, TENNESSEE 37919 - (615) 588-2435 April 14, 1967 Page Two We truly are very distressed that the project is being held in abeyance as we had set up a time schedule for the various phases set up in the "Turh- key" program, one of which being the "letter of intent" phase wherein we are then able to exercise our land option and this stoppage places our land purchase in a predicament as well as our aforementioned costs. We are aware of the great and urgent need for this housing by the City of Atlanta and your desire to cooperate in every manner and we wanted you to know to what extent we had gone in attempting to help solve this housing shortage and of course we stand ready and willing to assist in whatever manner you think we might be able. Hoping that you will be able to solve this dilemna in the very near future. Yi. | Glonstage The Vector Company MTG :ned ec:M.B. Satterfield Cecil Alexander EARL S, WORSHAM- MELVIN T. GOLDBERGER =- REAL ESTATE DEVELOPMENT
  • Tags: Box 18, Box 18 Folder 23, Folder topic: Housing Resources Committee | 1967
  • Record Created: April 18, 2017
  • Record Updated: April 30, 2021

Box 18, Folder 23, Document 1

http://allenarchive.iac.gatech.edu/originals/ahc_CAR_015_018_023_001.pdf
  • Result Type: Item
  • Item Type: Text
  • Title: Box 18, Folder 23, Document 1
  • Text: April 12, 1967 MEMORANDUM TO; Mr, Cecil A. Alexander, Chairman Housing Resources Committee During the past several weeks I have become increasingly concerned over progress (or perhaps lack of it) being made in getting many of our proposed low cost housing projects off the ground. Very few have actually made it, thus far. Recently at least eight (8) developers have talked with me seriously about it. They are be- coming quite apprehensive about the success of the program, unless some of the current obstacles and roadblocks are removed and several have suggested withdrawing from the program entirely, The summary report on problem areas, recently prepared for the Executive Group meeting of the Housing Resources Committee, April 16, tends te bring the problems into sharp focus, Of legitimate proposals which have already been made, #900 units are in jeopardy. The principal problems are the following: l. Difficulty for developers in obtaining suitable land at prices which make development of low cost housing economically feasible, 2. Constant opposition by single family home owners to apartment and co-op developments anywhere in the general area in which they live. 3. Limitation on availability of sites considered “excellent” by FHA; and FHA's extreme conservatism on approving sites in proximity to other approved sites, for fear of glutting the market in such areas. 4%, Reluctance of the Planning Department to support necessary re- zoning in certain areas for which general plans have been made or are contemplated for other types of development in the future. 5. Opposition by NAACP and local Negro officials in HUD to construction of additional low cost housing in areas which they consider occupied predominately by Negroes, The effect of this is being also reflected in FHA. This has reached a very serious and critical stage and is extremely detrementai to the program. 6. Difficulty, politically, because of neighborheed objections to get rezoning of avallabie sites fer low cost housing. Mr. Cecil A. Alexander Page 2, One barometer of the seriousness of the problem is indicated by the decreasing number of housing units permitted in Atlanta in recent years: 1963 = 91293: 1964 + 3629; 1965 - 2656; 1966 = 2382 Still another problem is the difficulty, with current facilities, in keeping up with the program and timely foliow through on all proposed developments. On February 20, we had 59 known proposals. Today we have 70 and the number is increasing. It is virtually impossible under our present system for one person, myself, to timely follow up on all projects as closely as is desirable or essential to insure their successful execution. Furthermore, our Committee Panels have not thus far proven very productive. Keeping contact with them is awviaogy job within itself. aomcam ing Consequently, as the program progresses I am becoming more and more conscious of the necessity for a change in procedures; and suggest the following: A. An all out effort be made to resolve the current difficulty with HUD, promoted by the NAACP. I do not see how the City can afford to lose on this issue, and I doubt that it can be satisfactorily resolved at the local level, but will require strong representations from the Mayor directeto Washington. B. Implement John Cherry's initial suggestion of setting up teams of key people (Realtor, Financier, Site Planner, Architect, Builder and when appropriate, a Nonprofit Sponser)., This is perhaps the most practical approach to this complex problem. Each team could thus be given a specific assignment of a certain number of units to produce. Ten such teams with assignments of 500 units each seems appropriate to start with. This would produce 5,000 units (or one year's goal for the program), Such procedure would also permit a pyramiding of administration through the Housing Resources Committee, in as much as we could then deal with only one selected individual (Captain) of each team. This would also automatically broaden the base of responsibility and effort among the several key people on each team, rather than leaving it all to individual developers. Other developers, of course, would not be discouraged, and more time would be available for lending assistance and advice to them when needed. C. Initiate concrete steps toward creation of a Housing Development Corporation, with adequate funds, and with mission similar to the one in Philadelphia. D, Also, an educational program should be conducted for City officials (Board of Aldermen and Planning Board) to thoroughly acquaint them as to needs for housing and advantages of the program; and with the general public, explaining how the people themselves can help rather than hinder the program. The latter should preferably be done through lay groups. The Board of Aldermen should be specifically briefed on the preblems confronting the Housing Resources Committee in accomplishment of its mission and their whole hearted cooperation and suppert where needed, should be solicited. E. A series of clear talking, straight from the shoulder, newspaper, TV, and radio presentations are needed as to requirements and obstacles that need to be over= come. This is very much in order now. (A typical example ef this need was illustrated in the Zoning Committee hearing April 6, (#2-67+33-G) in which petition to rezone a 20-acre tract off Browns Mill Read from N-1 to A-1, to permit construction of 264 units Mr. Cecil A. Alexander Page 3. of 221 d (3) co-op sales housing was denied, over ruling the Joing Planning Board recommendation, because people in the general neighborhood apparently did not under- stand what was proposed and about a dozen people from the area appeared in opposition at the hearing. This opposition killed the rezoning and may cause the death of the project). . F. Rezoning is needed of substantial tracts of vacant Industrial and low density Residential land to higher density Residential, with certain portions ear marked for low cost housing. In this connection, major policy decisions are necessary as to which is to have preference; continuation of existing zoning in anticipation of future development, which may never materialize, or making suitable locations available now to meet the City's urgent need for low cost housing. In this connection, three specific plans, Collier Heights, Boulder Park and the Peyton Road area, all perhaps well conceived at the time they were prepared, constitute the majority of the open land area in the western part of the City and most ef it is currently reserved for single family development at very low density. The current needs of the City for higher density development, requires a reconsideration and evaluation of those plans. The R-4 Zoning in the bulk of the Seventh Ward, much of it open land, is another example. Recommend the precedures proposed in A - F above be placed in effect as soon as possible. Respectfully, Malcolm D, Jones Supervisor of Inspection Services MDJteo CC: “hayor Ivan Allen, Jr. Mx, Dan E. Sweat, Jr.
  • Tags: Box 18, Box 18 Folder 23, Folder topic: Housing Resources Committee | 1967
  • Record Created: April 18, 2017
  • Record Updated: April 30, 2021

Box 18, Folder 23, Document 3

http://allenarchive.iac.gatech.edu/originals/ahc_CAR_015_018_023_003.pdf
  • Result Type: Item
  • Item Type: Text
  • Title: Box 18, Folder 23, Document 3
  • Text: aoe OuBx EOWIN L. STERNE - CHAIRMAN GEORGE 6. CRAFT VICE CHAIRMAN J. Be BLAYTON ° JOHN ©. CHILES FRANK G. ETHERIDGE 024 HURT DUILOING ATLANTA, GEORGIA 30303 JACKGON 3-GO74 November 21, 1966 Mr.. Stuart Davis © Schaffer Realty Company ‘66 Pryor Street, N. E. Atlanta, Georgia 30303 Dear Mr. Davis: \ouSx (oes M, G. GATTERFIELD EXECUTIVE DIRECTOR ANO GECAETARY CARLTON GARRETT DIRECTOR OF FINANCE =~ GILBERT H. BOGGS DIRECTOR OF HOUSING GEORGE R. SANDER TECHNICAL DIRECTOR We have visited the proposed "turnkey" site on Harwell Road, previously referred to as the Diplomat Apartments site, and are prepared to receive a proposal from you in accordance with Paragraph H Page 3 of Section 206.6 of the Low-Rent _ Housing Manual. Please let us know if there are any further questions. Sincerely yours, M. B. Satterfield A Executive Direct _MBS:dm — 3 // 2 Mr. John BE Lyle. ~ Housing Assistance Administration i
  • Tags: Box 18, Box 18 Folder 23, Folder topic: Housing Resources Committee | 1967
  • Record Created: April 18, 2017
  • Record Updated: April 30, 2021