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Box 18, Folder 26, Document 18
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MINUTES
HOUSING RASOURCIS COM ITVES DB UCUTIV’ COMMITTES is2Tlhe
August 9; 1967
The Executive Group of the Housing Resources Comittee met at 10:00 a.m,,
August 9, 1967, in Committee oom #2, City Hall, The following members were
present:
Mr, Cecil A. Alexander, Chairman, Housing Resources Committee
Dr, Sanford S, Atwood, Co-Chairman, Housing Nesources Vommittee
Dr. Benjamin E, Mays, Co-Chairman, Housing Nesources Committee
Mr. Archer Smith, representing Mr. Charles L. Weltner, Acting Chairman,
Legal Panel
Er, Robert Winn, representing Ur. Edwin Harrison, Chairman, Construction
and Design Panel
Mr. Moreland Smith, Vice-Chairman, Construction and Design Panel
Mr. Lee Burge, Chairman, Finance and Non-Profit Funds Panel
Mr. “illiam Bohn, representing Mr. Clarence 0, Coleman, Acting Chairman,
Public Housing Panel
Mr. Charles *. Palmer, member, Public Housing Panel
Mr. Frank Terrell, representing Mr. Wallace L. Lee, member, Land Accuisition
Panel
Mr. Clayton 2. Yates, member, Land Acquisition Panel
ir, Jim &. Land, member, Land Acquisition Panel
Mr. Stewart Wight, member, Land Acquisition Panel
Dean William S. Jackson, Chairman, Social Problems Panel
Mr. Lewis Cenker, member, Social Problems Panel
Mr. Virgil Milton, Chairman, Business Participation Panel
Mr. Jim Wood, Vice-Chairman, Public Information Panel
Mr. W. ¥, Gates, Consultant
Mr. Malcolm U, Jones, Director
Also present at the meeting were:
Mr. Hell Ware, Attorney, King & Spalding
Mr. Collier Gladin, Planing Engineer
Mr, Lester H, Percells, Associate Executive Director, Housing Authority
Mrs, Xernona Clayton, American Friends Service Committee
The Chairman recognized the presence of both Co-Chairmon, Ur, Atwood and
wre Mays.
Mr. Gladin, Planning Engineer, was then called upon to comment on the
Lanc. Use Study bein proposed by the Plannin: Department and the report
previously provided this Committee on Zoned acreages of vacant land.
Mr. Gladin instead passed out several copies of a new report which he
had prepared to the Housing :tesources Committee proposing certain solutions
to the critical housing shortaze and commented on it briefly. At the conclusion
he asked for the assistance from the Housing tesources Committee of its one
permanent staff member to assist the Planning Jepartment in developing a
joint plan, with detailed implementation steps, for presentation at the joint
meeting of the Plarning and Jevelopment Committee and the Housing itesources
Committee (now scheduled for Seatember 15). Copies of Mr. Gladin's report
are attached (Encl. 2). Mr. Alexander offered Mr, Jones! services.
Mr. Alexander then introduced Mr. William 2. Hirshson, Executive irector,
Greater Hartford Housin; Jevelopment “und Inc, ir. Hirshson was the guest
speaker and presented a very interestinz imoromptu report on his experiences
in the formation and operation oi Hartford's Non-profit Housing Vevelopment
Corp. The following is some of what Mr. Nirshson had to say:
General
Hartford consists of 18 square miles, has a popvlation of 160,000 and
needs 6,000 low-income dwelling; units, of which 5,000 are now substandard.
There are only 90-10 acres of vacant land in the city and few large housing
developments, but many of 16-32 units.
The Greatcr Hartford area consists of 29 separate municipalities or
communities of which only four have approved Workable Prozrams.
The corooration has developed a pre-processed reusuable package for
assistance and guidance of developers. This packaze has basic designs for
two and three bedroom units. %2,00C to $3,000 per project is usually
sufficient to test proposed project's practibility.
The corporation has not gone deeply into rehabilitation. It has thus
far rehabilitated two units under 221 d (3) and purchased 12 group units.
221 (h) has not been popular because cannot find suitable areas in which to
work.
The Greater Hartford Housing Development fund, Inc. is svonsored by the
Hartford Chamber of Commerce. Funds to finance the corporation were obtained
from 26 of the major firms in the area in the sum of $1,500,000 ($700,000
in cash and the balance in commitments.) These funds were obtained through
personal solicitation as loans from life insurance companies, banks and major
industries.
The corporation is nonprofit, organized to lend seed money on a revolving
basis and to provide technical skill on a consulting basic to sponsors of
rental units for low-income families. Efforts however are not limited to
nonprofit organiz«tions.
Specific
After the corporation was organized arrangements were made to borrow
on a maximum line of credit of $700,000, secured by 10 year notes, with
interest up to 6 percent, payable asavailable. Only $350,000 of this amount
has been actually drawn to date. In lieu of interest, surplus is returned
to lenders, as funds are accumulated as authorized by the directors, in
lump sum amounts.
Uses
The Housing Jevelopment Fuid, Inc. operates in the capital region
including Hartford and five of the surrounding suburbs. The revolving fund
is used primarily for:
1. Seed money loans to other local nonorofit rrounps.
2. Land banking--accunulating land for future development for low-cost
housing. To be resold at no mark up.
3. Rehabilitation of large homes for larze families.
he Providing talent and technical assistance to nonprofit groups.
5. Assisting in stabilization of neighborhoods.
Other Activities
The nonprofit development corporation also:
1. Helps to bring in private investors.
2. Helps to place low-income families wishing to buy new homes.
3. Works closely with the Urban Renewal Department.
4. Helps pre-qualify below market rates with HA.
5. Assist sponsors in recuesting below market allotments for FHA projects.
6. Works with the Chamber of Commerce, City Development Commission and
the State Development Commission.
7. Acts as a clearing house for sponsors, builders, and mortgagees with
problenis.
Experimental
1. Cuts time lag.
2. Provides reserve funds for syonsors uncer the rent supplement
program.
3. Provides the missinz vehicle,
lh. It does what nobody else is doings.
5. It does not provide all the answers.
Officers of nonprofit organization in Hartford
Principal Loan Officers of five insurance companies.
Principal Loan Officers of two banks.
Two representatives of minority groups.
Chairman of Chamber of Commerce--Ex-officio.
Income
1. Interest on loans.
2. Fees charged for services (Usually 2% 1st $500,000, 1'3% above
$500,000 and up to $1,000,000 with decreasinz scals above $1,000,000)
Disbursements
1. Pays losses
2. Pays into reserves.
3. Pays intere::t on loans directors declare interest payment of X number
of dollars periodicaliy as available. :
. Pays administrative expenses of Development Corp.
Recommendations
1. Small projects in senttered areas are preferable.
2. Avoid creation of future ghettos by encouraging the construction of
large developments.
3. Encourage use of two and three bedroom single family homes for
small builders on small sites.
h. Try to get as many families as possible in single family homes and
town house cooperatives.
5. Try to keep families in aporoximately same economic froups.
6. Disburse funds to other nonprofit organizations only as needed.
Statements
1. In Connecticut, the State has a loan fund to supply sced money to
nonprofit sponsors in form of loans and grants.
2. Rehabilitated homes are most suitable for housing large families.
3. Land held in land bank is subject to usual taxes.
— eee
Staff consists of two men (Mr. Hirshson, Executive Director, who is the
outside contact man; and his assistant who is the inside administration man)
and a secretary.
Ho
At the conclusion of Mr. Hirshson's talk, Mr. Alexander then introduced
Mr. Tom Lord, Assistant Director Nonprofit Housing Center,Urban America, Ince,
which orgarization sponsored and underwrote Mr. Hirshson's trip to Atlanta.
Mr. Lord explained that Urban America is a national, nonprofit organization
headquartered in Washington, D.C., an is decicatec to improving housing for
low-income people in the nation's cities.
The Nonprofit Housing Center of Urban America provides technical assistance
to nonprofit sponsors of lower income housing anc helps communities organize
revolving funds and nonprofit housing development corporations. The Center is
financed by the Ford Foundation, the Episcopal, Methodist, United Presbyterian
and United Church of Christ churches.
Urban America does not ooerate on a fee basis and always endeavors to
keep local people involved. It attempts to adapt to local conditions and assist
in bringing public and private interests together in a joint action to secure
inprovement in housing for low income people. He also announced that
Mr. W. W. Gates, Consultant to the Housing Yesources Committee, is Urban
America's representative in Atlanta.
Other Items
As time was growing short, Mr. Alexander then asked Mr. Jones to siimodly pass
out to the members of the Committee (without comment) a self-explanator, report
dated August 9, 1967 (Encl. 1) prepared by the Housing Resources Committee staff
pertaining to the "Preliminary Report (from the Planning vepartment)--Amount
of Vacant Land in the City by Zoning District," dated July 21, 1967. Also
attached was a comparison, prepared by the Housing Resources Committee staff,
between the Analysis by HiC of the Zoniny Map previously provided the ERC by
the Planning Department and the tabulations contained in Ap»vendix to July 21
Memorancum from the Planning Jepartment.
Time did not permit detailed considcration anc ciscussion in the meetings
of this report which was designed to serve as a basis for conclusions and
recommendations of the Housing xesourcces Committee for its proposed mec ting
in the near future with the Planning and Jevelopmont Committee of the Board
of Aldermen.
Mr. Alexander then amnouncec that the Housine :iesources Committee had been
requested by respective developers of three rather large tracts to support
them before the Joint Planning Board and the Zoning Committee of the Boara of
Aldermen to get those properties re=-zoned to A-l. Mr. Alexander called upon
Mr. Jones to explain each site to the Committee.
Mr. Jones pointed out the locations of the three sites on the map and
explained the proposed development of cach. (Two with plats and tentative
site layouts).
After Mr, Jones' presentation of the three »roposals, Mr. Alexander called
upon Mrs, Xernona Clayton, American Friends Service Committee, for comment
on any of the proposals and whether they would complicate the work being done
in the southwest arca by SWAP. Mrs. Clayton explained SWAP's purpose and
operation in the Beacher—Cascade—iest Gordon Road and Fairburn Road area south
to Sewell Road. She offered no objection to any of the proposed projects.
Site No. 1. 51 acre tract north of Brownville Road between Jackson Parkway
and Bolton oad, now zoned M=1, proposed by “hitting-Turner Construction Co, for
Turnkey Gevelopment for Public Heusing. This tract has been tentatively approved
by the Housin: Authority and HUD and favorable action already rocommanded by
the Plannins Board. It is scheduled to so before the Zoning Committee of the
Board of Aldermen in Public Hearing, Au ‘ust 10.
?
After due consideration and ciscussion, Mr. Lee Burge moved that the
Housing iesources Committee endorse this provosal and recommend favorable
action by the Zoning Committee and the Board of Aldermen. The motion was
seconded and carried unanimously.
Site No. 2. 59 acre tract (eastern vortion of a larger tract of 171 acres)
located between Westview Cemetery and Peyton Road S. 'J., north of Utoy Creek,
proposed. for development of carefully planned 360 units of town houses under
221 da (3) co-op, by Mr. John A. Hartrampf. (The nroperty is currently zonec
R-3) tir. Hartramof was asked the price range of units he proposed to build.
He stated that the sin-le family houses would be in the $15,000 to “25,000 range
and payments for the two bedroom town houses would be aporoximately $90 to. '}110
per month.
After due consiceration, motion were made by Mr. Lee Burge thet the Hic
Committee endorse this proposal and request the Planning Board that it
recommend favorable action on the rezoning petition for this site. The motion
was seconded and carried with uo dceesnting votes.
Site No. 3. 5 acre split tract on both sides of Bankhead Highway lM. W.
(10 acres on the north side, just west of Maynard Road, and 35 acres on the south
side) proposed for Turnkey Gevelopment for Public Housinz, with 221 d (3) as
an alternate, by HLC and Associates Construction Company of Greensboro,
‘orth Carolina. Zoning is now lN-l and M-2.
After ample discussion, Mr. Virgil Milton moved that the Housing Nesources
Committee endorse this proposal and request favorable recommendation by the
Planning Board on the rezoning petition for this site, The motion was seconded
ang carried unanimously.
As there tras insufficient time for other business the Committce adjourned
at 12:00 noon,
Respectfully ert
inikebrn nah-
© hot =
“
Malcolm D. Jonés : Re
Supervisor of tie Services
Encle: 1. Wousin: R:sourcce Committe. Maio to Mumber-, B .cutiv.. Group, HRC,
wr bed sug t 9, 1967 (with attachments).
Ze Planning Depsetacnt report to the Fousing vc ources Committee doted
August u 9, 196 fo
HOUSING RASOURCIS COM ITVES DB UCUTIV’ COMMITTES is2Tlhe
August 9; 1967
The Executive Group of the Housing Resources Comittee met at 10:00 a.m,,
August 9, 1967, in Committee oom #2, City Hall, The following members were
present:
Mr, Cecil A. Alexander, Chairman, Housing Resources Committee
Dr, Sanford S, Atwood, Co-Chairman, Housing Nesources Vommittee
Dr. Benjamin E, Mays, Co-Chairman, Housing Nesources Committee
Mr. Archer Smith, representing Mr. Charles L. Weltner, Acting Chairman,
Legal Panel
Er, Robert Winn, representing Ur. Edwin Harrison, Chairman, Construction
and Design Panel
Mr. Moreland Smith, Vice-Chairman, Construction and Design Panel
Mr. Lee Burge, Chairman, Finance and Non-Profit Funds Panel
Mr. “illiam Bohn, representing Mr. Clarence 0, Coleman, Acting Chairman,
Public Housing Panel
Mr. Charles *. Palmer, member, Public Housing Panel
Mr. Frank Terrell, representing Mr. Wallace L. Lee, member, Land Accuisition
Panel
Mr. Clayton 2. Yates, member, Land Acquisition Panel
ir, Jim &. Land, member, Land Acquisition Panel
Mr. Stewart Wight, member, Land Acquisition Panel
Dean William S. Jackson, Chairman, Social Problems Panel
Mr. Lewis Cenker, member, Social Problems Panel
Mr. Virgil Milton, Chairman, Business Participation Panel
Mr. Jim Wood, Vice-Chairman, Public Information Panel
Mr. W. ¥, Gates, Consultant
Mr. Malcolm U, Jones, Director
Also present at the meeting were:
Mr. Hell Ware, Attorney, King & Spalding
Mr. Collier Gladin, Planing Engineer
Mr, Lester H, Percells, Associate Executive Director, Housing Authority
Mrs, Xernona Clayton, American Friends Service Committee
The Chairman recognized the presence of both Co-Chairmon, Ur, Atwood and
wre Mays.
Mr. Gladin, Planning Engineer, was then called upon to comment on the
Lanc. Use Study bein proposed by the Plannin: Department and the report
previously provided this Committee on Zoned acreages of vacant land.
Mr. Gladin instead passed out several copies of a new report which he
had prepared to the Housing :tesources Committee proposing certain solutions
to the critical housing shortaze and commented on it briefly. At the conclusion
he asked for the assistance from the Housing tesources Committee of its one
permanent staff member to assist the Planning Jepartment in developing a
joint plan, with detailed implementation steps, for presentation at the joint
meeting of the Plarning and Jevelopment Committee and the Housing itesources
Committee (now scheduled for Seatember 15). Copies of Mr. Gladin's report
are attached (Encl. 2). Mr. Alexander offered Mr, Jones! services.
Mr. Alexander then introduced Mr. William 2. Hirshson, Executive irector,
Greater Hartford Housin; Jevelopment “und Inc, ir. Hirshson was the guest
speaker and presented a very interestinz imoromptu report on his experiences
in the formation and operation oi Hartford's Non-profit Housing Vevelopment
Corp. The following is some of what Mr. Nirshson had to say:
General
Hartford consists of 18 square miles, has a popvlation of 160,000 and
needs 6,000 low-income dwelling; units, of which 5,000 are now substandard.
There are only 90-10 acres of vacant land in the city and few large housing
developments, but many of 16-32 units.
The Greatcr Hartford area consists of 29 separate municipalities or
communities of which only four have approved Workable Prozrams.
The corooration has developed a pre-processed reusuable package for
assistance and guidance of developers. This packaze has basic designs for
two and three bedroom units. %2,00C to $3,000 per project is usually
sufficient to test proposed project's practibility.
The corporation has not gone deeply into rehabilitation. It has thus
far rehabilitated two units under 221 d (3) and purchased 12 group units.
221 (h) has not been popular because cannot find suitable areas in which to
work.
The Greater Hartford Housing Development fund, Inc. is svonsored by the
Hartford Chamber of Commerce. Funds to finance the corporation were obtained
from 26 of the major firms in the area in the sum of $1,500,000 ($700,000
in cash and the balance in commitments.) These funds were obtained through
personal solicitation as loans from life insurance companies, banks and major
industries.
The corporation is nonprofit, organized to lend seed money on a revolving
basis and to provide technical skill on a consulting basic to sponsors of
rental units for low-income families. Efforts however are not limited to
nonprofit organiz«tions.
Specific
After the corporation was organized arrangements were made to borrow
on a maximum line of credit of $700,000, secured by 10 year notes, with
interest up to 6 percent, payable asavailable. Only $350,000 of this amount
has been actually drawn to date. In lieu of interest, surplus is returned
to lenders, as funds are accumulated as authorized by the directors, in
lump sum amounts.
Uses
The Housing Jevelopment Fuid, Inc. operates in the capital region
including Hartford and five of the surrounding suburbs. The revolving fund
is used primarily for:
1. Seed money loans to other local nonorofit rrounps.
2. Land banking--accunulating land for future development for low-cost
housing. To be resold at no mark up.
3. Rehabilitation of large homes for larze families.
he Providing talent and technical assistance to nonprofit groups.
5. Assisting in stabilization of neighborhoods.
Other Activities
The nonprofit development corporation also:
1. Helps to bring in private investors.
2. Helps to place low-income families wishing to buy new homes.
3. Works closely with the Urban Renewal Department.
4. Helps pre-qualify below market rates with HA.
5. Assist sponsors in recuesting below market allotments for FHA projects.
6. Works with the Chamber of Commerce, City Development Commission and
the State Development Commission.
7. Acts as a clearing house for sponsors, builders, and mortgagees with
problenis.
Experimental
1. Cuts time lag.
2. Provides reserve funds for syonsors uncer the rent supplement
program.
3. Provides the missinz vehicle,
lh. It does what nobody else is doings.
5. It does not provide all the answers.
Officers of nonprofit organization in Hartford
Principal Loan Officers of five insurance companies.
Principal Loan Officers of two banks.
Two representatives of minority groups.
Chairman of Chamber of Commerce--Ex-officio.
Income
1. Interest on loans.
2. Fees charged for services (Usually 2% 1st $500,000, 1'3% above
$500,000 and up to $1,000,000 with decreasinz scals above $1,000,000)
Disbursements
1. Pays losses
2. Pays into reserves.
3. Pays intere::t on loans directors declare interest payment of X number
of dollars periodicaliy as available. :
. Pays administrative expenses of Development Corp.
Recommendations
1. Small projects in senttered areas are preferable.
2. Avoid creation of future ghettos by encouraging the construction of
large developments.
3. Encourage use of two and three bedroom single family homes for
small builders on small sites.
h. Try to get as many families as possible in single family homes and
town house cooperatives.
5. Try to keep families in aporoximately same economic froups.
6. Disburse funds to other nonprofit organizations only as needed.
Statements
1. In Connecticut, the State has a loan fund to supply sced money to
nonprofit sponsors in form of loans and grants.
2. Rehabilitated homes are most suitable for housing large families.
3. Land held in land bank is subject to usual taxes.
— eee
Staff consists of two men (Mr. Hirshson, Executive Director, who is the
outside contact man; and his assistant who is the inside administration man)
and a secretary.
Ho
At the conclusion of Mr. Hirshson's talk, Mr. Alexander then introduced
Mr. Tom Lord, Assistant Director Nonprofit Housing Center,Urban America, Ince,
which orgarization sponsored and underwrote Mr. Hirshson's trip to Atlanta.
Mr. Lord explained that Urban America is a national, nonprofit organization
headquartered in Washington, D.C., an is decicatec to improving housing for
low-income people in the nation's cities.
The Nonprofit Housing Center of Urban America provides technical assistance
to nonprofit sponsors of lower income housing anc helps communities organize
revolving funds and nonprofit housing development corporations. The Center is
financed by the Ford Foundation, the Episcopal, Methodist, United Presbyterian
and United Church of Christ churches.
Urban America does not ooerate on a fee basis and always endeavors to
keep local people involved. It attempts to adapt to local conditions and assist
in bringing public and private interests together in a joint action to secure
inprovement in housing for low income people. He also announced that
Mr. W. W. Gates, Consultant to the Housing Yesources Committee, is Urban
America's representative in Atlanta.
Other Items
As time was growing short, Mr. Alexander then asked Mr. Jones to siimodly pass
out to the members of the Committee (without comment) a self-explanator, report
dated August 9, 1967 (Encl. 1) prepared by the Housing Resources Committee staff
pertaining to the "Preliminary Report (from the Planning vepartment)--Amount
of Vacant Land in the City by Zoning District," dated July 21, 1967. Also
attached was a comparison, prepared by the Housing Resources Committee staff,
between the Analysis by HiC of the Zoniny Map previously provided the ERC by
the Planning Department and the tabulations contained in Ap»vendix to July 21
Memorancum from the Planning Jepartment.
Time did not permit detailed considcration anc ciscussion in the meetings
of this report which was designed to serve as a basis for conclusions and
recommendations of the Housing xesourcces Committee for its proposed mec ting
in the near future with the Planning and Jevelopmont Committee of the Board
of Aldermen.
Mr. Alexander then amnouncec that the Housine :iesources Committee had been
requested by respective developers of three rather large tracts to support
them before the Joint Planning Board and the Zoning Committee of the Boara of
Aldermen to get those properties re=-zoned to A-l. Mr. Alexander called upon
Mr. Jones to explain each site to the Committee.
Mr. Jones pointed out the locations of the three sites on the map and
explained the proposed development of cach. (Two with plats and tentative
site layouts).
After Mr, Jones' presentation of the three »roposals, Mr. Alexander called
upon Mrs, Xernona Clayton, American Friends Service Committee, for comment
on any of the proposals and whether they would complicate the work being done
in the southwest arca by SWAP. Mrs. Clayton explained SWAP's purpose and
operation in the Beacher—Cascade—iest Gordon Road and Fairburn Road area south
to Sewell Road. She offered no objection to any of the proposed projects.
Site No. 1. 51 acre tract north of Brownville Road between Jackson Parkway
and Bolton oad, now zoned M=1, proposed by “hitting-Turner Construction Co, for
Turnkey Gevelopment for Public Heusing. This tract has been tentatively approved
by the Housin: Authority and HUD and favorable action already rocommanded by
the Plannins Board. It is scheduled to so before the Zoning Committee of the
Board of Aldermen in Public Hearing, Au ‘ust 10.
?
After due consideration and ciscussion, Mr. Lee Burge moved that the
Housing iesources Committee endorse this provosal and recommend favorable
action by the Zoning Committee and the Board of Aldermen. The motion was
seconded and carried unanimously.
Site No. 2. 59 acre tract (eastern vortion of a larger tract of 171 acres)
located between Westview Cemetery and Peyton Road S. 'J., north of Utoy Creek,
proposed. for development of carefully planned 360 units of town houses under
221 da (3) co-op, by Mr. John A. Hartrampf. (The nroperty is currently zonec
R-3) tir. Hartramof was asked the price range of units he proposed to build.
He stated that the sin-le family houses would be in the $15,000 to “25,000 range
and payments for the two bedroom town houses would be aporoximately $90 to. '}110
per month.
After due consiceration, motion were made by Mr. Lee Burge thet the Hic
Committee endorse this proposal and request the Planning Board that it
recommend favorable action on the rezoning petition for this site. The motion
was seconded and carried with uo dceesnting votes.
Site No. 3. 5 acre split tract on both sides of Bankhead Highway lM. W.
(10 acres on the north side, just west of Maynard Road, and 35 acres on the south
side) proposed for Turnkey Gevelopment for Public Housinz, with 221 d (3) as
an alternate, by HLC and Associates Construction Company of Greensboro,
‘orth Carolina. Zoning is now lN-l and M-2.
After ample discussion, Mr. Virgil Milton moved that the Housing Nesources
Committee endorse this proposal and request favorable recommendation by the
Planning Board on the rezoning petition for this site, The motion was seconded
ang carried unanimously.
As there tras insufficient time for other business the Committce adjourned
at 12:00 noon,
Respectfully ert
inikebrn nah-
© hot =
“
Malcolm D. Jonés : Re
Supervisor of tie Services
Encle: 1. Wousin: R:sourcce Committe. Maio to Mumber-, B .cutiv.. Group, HRC,
wr bed sug t 9, 1967 (with attachments).
Ze Planning Depsetacnt report to the Fousing vc ources Committee doted
August u 9, 196 fo
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