Dublin Core
Title
Box 5, Folder 6, Document 2
Text Item Type Metadata
Text
— NEW-TOWN-IN-TOWN
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This document sets forth the basic problems to be considered
in preparation for the development of the New-Town-In-Town program
in the Federal Surplus land from the Federal Pen. The Schedules
contained herein are optimum and probably are too tight to be met
by the agencies involved. However, this optimum scheduling gives
the soundest basis for the consideration of differences between
the various means of carrying out the project.
a Decisions Necessary to Develop New-Town-In-Town Projects
1. Who will administer the project?
ae Direct sale by HUD to Developer.
b. HUD to City of Atlanta to Developer.
“~¢,. HUD to Atlanta Housing Authority to Developer.
“2. Will disposition be for 221 (D) (3), 202 only?
3. Who builds primary streets and utilities?
a. Developer.
b. City.
<--c. Atlanta Housing Authority.
l. When are street locations to be pinned down?
Persons to be involved in these decisions?
>
ae of
r
a. Members of the Planning,Development Committee and Board of Aldermen.
b. Mayor Ivan Allen
ec. Mr. John Edmunds
qd. Mr. M. B. Satterfield
e. Mr. Edwin Stern
f. Mr. Frank Ethridge
g. Mr. Collier Gladdin
h. Mr. Richard Case
i. Atlanta Housing Authority Board of Commissioners
j. Mr. Cecil Alexander
k. Col. Malcolm Jones |
1. Mr. Dan Sweat
Me Mr. Ed. Baxter
Me Charles L. Davis
il.
l.a. Direct Sale By HUD To Developers
HUD states that they would expect the City to provide the land use plan,
assurances as to public facilities, review the developers proposals.
HUD would need Bureau of Budget approval 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
total of 60 days on this stage.
Under this method the Developer would put in the streets and utilities
and this cost would be reflected in rents or sales prices.
No non-cash credits involved.
Fed. Pen. to GSA to HUD is based on certain improvements (fences, etc.)
which only HUD can finance.
Can HUD acquire the ); non-gov't owned parcels? Leave them out?
lea. Schedule
Direct Sale HUD to Developer
Decisions
Land Use Map
Disposition Plan
Relocation Plan
Acquisition Plan
Project Improvements Plan
Financing Plan y
Submit to the Bureau of the Budget
for prior approval
Approval y
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 Construction of Site improvements
Complete Site Improvements sufficient to begin
construction of Housing
May 1, 1968
May 3, 1968
May 21, 1968
May 21, 1968
May 21, 1968
May 21, 1968
May 21, 1968
May 21, 1968
June 21, 1968
July 21, 1968
July 21, 1968
August 21, 1968
September 1, 1968
January 1, 1969
January 1, 1969
February 1, 1969
June 15, 1969
During the interim from July 21 to January 1, it will be necessary to
acquire the | privately owned parcels, relocate the one family and demolish
the structure.
1.
2,"
36
1.b. Sale from Government to City to Developer
HUD clear with Bureau of Budget for sale direct to City - approximately
30 days.
City proceeds with land use plan, decisions as to provision for streets and
util., determine method of sale.
/ of
Method sale as outlined by Asst. City Atty - Tom Choyce:
1. A resolution must be passed by the Mayor and Board of Aldermen stating
that the real estate is no longer useful and necessary to the City and
ordering the real estate to be sold. Formality but must be done at
a regular Ald. meeting after a meeting of P & D Com.
2. The Land Agent must cause a plat of the property to be made by a
registered land surveyor. {This sia Be done by any agent. AHA would
need about 20 days prior to closing). .
3. The Land Agent must cause an appraisal of the property to be made by
the Atlanta Real Estate Board or a real estate appraiser who is a
member of the American Institute of Real Estate Appraisers. The
appraisal must be placed in a sealed envelope and turned over to the
the Land Agent.
lh. The plat of the property along with the legal description must be submitted
to the Purchasing Agent, who must advertise for bids to be submitted
for the purchase of the property.
5. All bids must be opened and read at the designated time by the Purchasing
Committee. The Purchasing Committee must tabulate the bids and refer
them to an Aldermanic Committee. |
6. The Committee must open the sealed appraisal and take the soorabeal:
into consideration in determining whether or not any of the bids shall
be recommended for acceptance. This Committee must submit its
final
recommendation to the Mayor and Board of Aldermen for ffwak determination.
City must find a way to purchase the ); non-gov't owned parcels or leave
them out. —
_1.b. Schedule
HUD to City of Atlanta to Developer
Decisions ‘ May 1, 1968
Land Use Map ; May 3, 1968
Disposition Plan May 21, 1968
" Acquisition Plan (lh privately owned parcels as
well as Federal Land ; May 21, 1968
Relocation Plan May 21, 1968
Project Improvements Plan May 21, 1968
Financing Plan May 21, 1968
Planning and Development Committee to make
recommendations to the Board of Aldermen in
joint session with the Finance Committee May 27, 1968
Aldermanic Approval June 3, 1968
Order Survey and Description June 3, 1968
Appraisals Ordered June 2h, 1968
Advertise June 2), 1968
Receive Bids August 2), 1968
Board of Aldermen Approve ; September 16, 1968
— Contract ; September 26, 1968
Begin Construction of housing January 26, 1969
ENGINEERING AND SITE IMPROVEMENTS
Engineering June 3, 1968 *** September 16, 1968""
Let Site Improvements Contract July 21, 1968 November 1, 1968
Complete S.I. sufficient to
begin Construction of housing December 6, 1968 “March 15, 1969*
*This date would delay the start of construction from January 26, 1969, to
March 15, 1969.
** Engineering start after selection of Developer.
“x* Engineering start before selection of Developer.
1.c. HUD to AHA to Developer
Atlanta Housing Authority would use the normal urban renewal procedure
through on and 'éxpedited" basis. The schedule is estimated on optimum
time intervals as are the other schedules.
If the project puts in the basic streets and utilities, they would be
constructed at project cost which could be more than offset by Non-
cash Grant-in-Aid Credits. ;
The two major credits are for two schools: one at $1,000,000 - 100%
eligible and one at $2,000,000 - 10 to 50% eligible.
Some comparatively small credits would be eligible from park, bridge,
ramp and other items probably in the range of $50-100,000.
re
1.c¢. Schedule Thomasville Amendment R-22
HUD To AHA To Developer
This schedule is prepared based on the following assumptions:
1. All decisions necessary for the submission of the application (particu-~
rad
%
larly the ones applied to the method of disposition and sequence installation of
site improvements) are made prior to May 1, 1968.
2. ‘That the submis sion is to be made to the June 3, 1968 Aldermanic
~ Committee.
35 That HUD holds good on their commitment to review and approve the appli-
cation in 30 days.
:. a i
I. Part I - Part IJ Application eg o* a
Decisions May 1, 1968
Land Use Map May 3,
Project Area Data Report May 20,
Disposition Plan May 20,
Relocation Report May 21,
Acquisition Plan : May 21,
Urban Renewal Plan May 21,
Project Improvements Plan May 21,
» All other sections of the application May 21, |
, Financing Plan May 2h,
Subunit to Aldermanic Finance Committee / May 27,
Public Hearing May 31,
Aldermanic Approval June 3,
Complete Submission June 7,
JI. Execution Activit ties
MG ee a
Approval July 8, 1968*
Executed Loan and Grant Contract July 15, %
a. Disposition Activities
Advertise _ duly 29, 1968 May 27, 1968
Receive Bids . " Sepbs 255 July 27;
Identify Developer Ost. 21, Aug. oe
Sign Contract : Oct. 31, Sept.
Begin Construction of housing** January 27, 1969 April 26, ae Feb. 542 1969
be Acquisition-Rel loeation~ Demolition
Begin Acquisition July 29, 1968
Begin Relocation Aug. 26,
Complete Acquisition Sept. 30,
Complete Relocstion Sept. 30,
Complete Denolition Oct. 1h,
|
*Time contingent on HUD action.
“x#Time contingent on Development FHA action. and completion of access streetse
Col. 1 contingent on pre~advertising.
c. Engineering and Site Improvements
Engineering May 27, 1968 Oct. 21, 1968 Aug. 27, 1968
Let Site Improvements Contract July 12,1968 Dec..11, 1968 Oct. 15, 1968
Complete Site Improvements
Sufficient for Construction Nov. 27, Apr. 26, 1969 Feb. 27, 1969
Complete Site Improvements Apr. 27, 1969 Aug. 19, 1969 June 27, 1969
1* Site Improvenents Designated in,Planning
as ‘< . . .
2° Advertise after Loan and Grant - Site Improvements on basis of bid
3° Pre-Advertise - Site Improvements on basis of bid
Will Disposition be 221 (d) (3), 202, only?
ade
221 (da) (3) development would prevent any private development
being financed by other FHA or conventional finance. This would
prevent an extensive economic mix in this new area. However,
high income families now occupy the eangte Family Portion of the
Thomasville Project.
To split the area between two programs will require definite
boundaries for each, so that each can be appraised separately.
eel (da) (3) would insure low and moderate income occupants.
221 (d) (3) would require special appraisal techniques (write-
down of land price).
Commercial areas must be designated regardless of other
consideration for appraisal purposes.
If public housing is involved (this is at the present ruled out),
this boundary would have to be delineated. (Turn key or conven-
tional).
Can the developer be non-profit, limited dividend, Co-op, or
other; or will it be limited to one.
Who builds primary streets and utilities?
For the developer to build streets and utilities would increase
the cost per dwelling unit.
221 (d) (3) might affect the decisions.
Approximately 64 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.
A developer could build the streets at his rate of need but probably
no more rapidly than the City or the Authority. It would however,
force scheduling of construction to be tied to street construction
schedule (access). This may not be pertinent.
Authority construction of the streets would cost the City
~ approximately 1/3.
Bridge credits would be affected.
Cost of streets and utilities estimated at $ | .
lh. When should street locations be pinned down (involves savings of
approximately 1-33 months)?
ae If street is pinned down before advertising property:
OF
(1) Would restrict the design of the development plan.
(2) Would define school and park sites so that costs and
credits could be firm.
(3) Would save approximately 1-33 months.
b. After streets are pinned down after advertising and decision on
developer: ;
(1) Would give freedom to the development plan.
©) Cost and credits would not be quite as firm.
(3) Would delay from 1-33 months before construction could be
started (would this be actual or would the architects use
up the time anyway)?
i
=hbed
Bee
a
E
df
i
a
This document sets forth the basic problems to be considered
in preparation for the development of the New-Town-In-Town program
in the Federal Surplus land from the Federal Pen. The Schedules
contained herein are optimum and probably are too tight to be met
by the agencies involved. However, this optimum scheduling gives
the soundest basis for the consideration of differences between
the various means of carrying out the project.
a Decisions Necessary to Develop New-Town-In-Town Projects
1. Who will administer the project?
ae Direct sale by HUD to Developer.
b. HUD to City of Atlanta to Developer.
“~¢,. HUD to Atlanta Housing Authority to Developer.
“2. Will disposition be for 221 (D) (3), 202 only?
3. Who builds primary streets and utilities?
a. Developer.
b. City.
<--c. Atlanta Housing Authority.
l. When are street locations to be pinned down?
Persons to be involved in these decisions?
>
ae of
r
a. Members of the Planning,Development Committee and Board of Aldermen.
b. Mayor Ivan Allen
ec. Mr. John Edmunds
qd. Mr. M. B. Satterfield
e. Mr. Edwin Stern
f. Mr. Frank Ethridge
g. Mr. Collier Gladdin
h. Mr. Richard Case
i. Atlanta Housing Authority Board of Commissioners
j. Mr. Cecil Alexander
k. Col. Malcolm Jones |
1. Mr. Dan Sweat
Me Mr. Ed. Baxter
Me Charles L. Davis
il.
l.a. Direct Sale By HUD To Developers
HUD states that they would expect the City to provide the land use plan,
assurances as to public facilities, review the developers proposals.
HUD would need Bureau of Budget approval 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
total of 60 days on this stage.
Under this method the Developer would put in the streets and utilities
and this cost would be reflected in rents or sales prices.
No non-cash credits involved.
Fed. Pen. to GSA to HUD is based on certain improvements (fences, etc.)
which only HUD can finance.
Can HUD acquire the ); non-gov't owned parcels? Leave them out?
lea. Schedule
Direct Sale HUD to Developer
Decisions
Land Use Map
Disposition Plan
Relocation Plan
Acquisition Plan
Project Improvements Plan
Financing Plan y
Submit to the Bureau of the Budget
for prior approval
Approval y
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 Construction of Site improvements
Complete Site Improvements sufficient to begin
construction of Housing
May 1, 1968
May 3, 1968
May 21, 1968
May 21, 1968
May 21, 1968
May 21, 1968
May 21, 1968
May 21, 1968
June 21, 1968
July 21, 1968
July 21, 1968
August 21, 1968
September 1, 1968
January 1, 1969
January 1, 1969
February 1, 1969
June 15, 1969
During the interim from July 21 to January 1, it will be necessary to
acquire the | privately owned parcels, relocate the one family and demolish
the structure.
1.
2,"
36
1.b. Sale from Government to City to Developer
HUD clear with Bureau of Budget for sale direct to City - approximately
30 days.
City proceeds with land use plan, decisions as to provision for streets and
util., determine method of sale.
/ of
Method sale as outlined by Asst. City Atty - Tom Choyce:
1. A resolution must be passed by the Mayor and Board of Aldermen stating
that the real estate is no longer useful and necessary to the City and
ordering the real estate to be sold. Formality but must be done at
a regular Ald. meeting after a meeting of P & D Com.
2. The Land Agent must cause a plat of the property to be made by a
registered land surveyor. {This sia Be done by any agent. AHA would
need about 20 days prior to closing). .
3. The Land Agent must cause an appraisal of the property to be made by
the Atlanta Real Estate Board or a real estate appraiser who is a
member of the American Institute of Real Estate Appraisers. The
appraisal must be placed in a sealed envelope and turned over to the
the Land Agent.
lh. The plat of the property along with the legal description must be submitted
to the Purchasing Agent, who must advertise for bids to be submitted
for the purchase of the property.
5. All bids must be opened and read at the designated time by the Purchasing
Committee. The Purchasing Committee must tabulate the bids and refer
them to an Aldermanic Committee. |
6. The Committee must open the sealed appraisal and take the soorabeal:
into consideration in determining whether or not any of the bids shall
be recommended for acceptance. This Committee must submit its
final
recommendation to the Mayor and Board of Aldermen for ffwak determination.
City must find a way to purchase the ); non-gov't owned parcels or leave
them out. —
_1.b. Schedule
HUD to City of Atlanta to Developer
Decisions ‘ May 1, 1968
Land Use Map ; May 3, 1968
Disposition Plan May 21, 1968
" Acquisition Plan (lh privately owned parcels as
well as Federal Land ; May 21, 1968
Relocation Plan May 21, 1968
Project Improvements Plan May 21, 1968
Financing Plan May 21, 1968
Planning and Development Committee to make
recommendations to the Board of Aldermen in
joint session with the Finance Committee May 27, 1968
Aldermanic Approval June 3, 1968
Order Survey and Description June 3, 1968
Appraisals Ordered June 2h, 1968
Advertise June 2), 1968
Receive Bids August 2), 1968
Board of Aldermen Approve ; September 16, 1968
— Contract ; September 26, 1968
Begin Construction of housing January 26, 1969
ENGINEERING AND SITE IMPROVEMENTS
Engineering June 3, 1968 *** September 16, 1968""
Let Site Improvements Contract July 21, 1968 November 1, 1968
Complete S.I. sufficient to
begin Construction of housing December 6, 1968 “March 15, 1969*
*This date would delay the start of construction from January 26, 1969, to
March 15, 1969.
** Engineering start after selection of Developer.
“x* Engineering start before selection of Developer.
1.c. HUD to AHA to Developer
Atlanta Housing Authority would use the normal urban renewal procedure
through on and 'éxpedited" basis. The schedule is estimated on optimum
time intervals as are the other schedules.
If the project puts in the basic streets and utilities, they would be
constructed at project cost which could be more than offset by Non-
cash Grant-in-Aid Credits. ;
The two major credits are for two schools: one at $1,000,000 - 100%
eligible and one at $2,000,000 - 10 to 50% eligible.
Some comparatively small credits would be eligible from park, bridge,
ramp and other items probably in the range of $50-100,000.
re
1.c¢. Schedule Thomasville Amendment R-22
HUD To AHA To Developer
This schedule is prepared based on the following assumptions:
1. All decisions necessary for the submission of the application (particu-~
rad
%
larly the ones applied to the method of disposition and sequence installation of
site improvements) are made prior to May 1, 1968.
2. ‘That the submis sion is to be made to the June 3, 1968 Aldermanic
~ Committee.
35 That HUD holds good on their commitment to review and approve the appli-
cation in 30 days.
:. a i
I. Part I - Part IJ Application eg o* a
Decisions May 1, 1968
Land Use Map May 3,
Project Area Data Report May 20,
Disposition Plan May 20,
Relocation Report May 21,
Acquisition Plan : May 21,
Urban Renewal Plan May 21,
Project Improvements Plan May 21,
» All other sections of the application May 21, |
, Financing Plan May 2h,
Subunit to Aldermanic Finance Committee / May 27,
Public Hearing May 31,
Aldermanic Approval June 3,
Complete Submission June 7,
JI. Execution Activit ties
MG ee a
Approval July 8, 1968*
Executed Loan and Grant Contract July 15, %
a. Disposition Activities
Advertise _ duly 29, 1968 May 27, 1968
Receive Bids . " Sepbs 255 July 27;
Identify Developer Ost. 21, Aug. oe
Sign Contract : Oct. 31, Sept.
Begin Construction of housing** January 27, 1969 April 26, ae Feb. 542 1969
be Acquisition-Rel loeation~ Demolition
Begin Acquisition July 29, 1968
Begin Relocation Aug. 26,
Complete Acquisition Sept. 30,
Complete Relocstion Sept. 30,
Complete Denolition Oct. 1h,
|
*Time contingent on HUD action.
“x#Time contingent on Development FHA action. and completion of access streetse
Col. 1 contingent on pre~advertising.
c. Engineering and Site Improvements
Engineering May 27, 1968 Oct. 21, 1968 Aug. 27, 1968
Let Site Improvements Contract July 12,1968 Dec..11, 1968 Oct. 15, 1968
Complete Site Improvements
Sufficient for Construction Nov. 27, Apr. 26, 1969 Feb. 27, 1969
Complete Site Improvements Apr. 27, 1969 Aug. 19, 1969 June 27, 1969
1* Site Improvenents Designated in,Planning
as ‘< . . .
2° Advertise after Loan and Grant - Site Improvements on basis of bid
3° Pre-Advertise - Site Improvements on basis of bid
Will Disposition be 221 (d) (3), 202, only?
ade
221 (da) (3) development would prevent any private development
being financed by other FHA or conventional finance. This would
prevent an extensive economic mix in this new area. However,
high income families now occupy the eangte Family Portion of the
Thomasville Project.
To split the area between two programs will require definite
boundaries for each, so that each can be appraised separately.
eel (da) (3) would insure low and moderate income occupants.
221 (d) (3) would require special appraisal techniques (write-
down of land price).
Commercial areas must be designated regardless of other
consideration for appraisal purposes.
If public housing is involved (this is at the present ruled out),
this boundary would have to be delineated. (Turn key or conven-
tional).
Can the developer be non-profit, limited dividend, Co-op, or
other; or will it be limited to one.
Who builds primary streets and utilities?
For the developer to build streets and utilities would increase
the cost per dwelling unit.
221 (d) (3) might affect the decisions.
Approximately 64 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.
A developer could build the streets at his rate of need but probably
no more rapidly than the City or the Authority. It would however,
force scheduling of construction to be tied to street construction
schedule (access). This may not be pertinent.
Authority construction of the streets would cost the City
~ approximately 1/3.
Bridge credits would be affected.
Cost of streets and utilities estimated at $ | .
lh. When should street locations be pinned down (involves savings of
approximately 1-33 months)?
ae If street is pinned down before advertising property:
OF
(1) Would restrict the design of the development plan.
(2) Would define school and park sites so that costs and
credits could be firm.
(3) Would save approximately 1-33 months.
b. After streets are pinned down after advertising and decision on
developer: ;
(1) Would give freedom to the development plan.
©) Cost and credits would not be quite as firm.
(3) Would delay from 1-33 months before construction could be
started (would this be actual or would the architects use
up the time anyway)?
i
Comments