People's Housing Development Corp. v. City of Poughkeepsie

425 F. Supp. 482, 1976 U.S. Dist. LEXIS 12432
CourtDistrict Court, S.D. New York
DecidedNovember 5, 1976
Docket76 Civ. 2792-CSH
StatusPublished
Cited by17 cases

This text of 425 F. Supp. 482 (People's Housing Development Corp. v. City of Poughkeepsie) is published on Counsel Stack Legal Research, covering District Court, S.D. New York primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
People's Housing Development Corp. v. City of Poughkeepsie, 425 F. Supp. 482, 1976 U.S. Dist. LEXIS 12432 (S.D.N.Y. 1976).

Opinion

MEMORANDUM AND ORDER

HAIGHT, District Judge.

Plaintiff People’s Housing Development Corporation (“PHDC”) seeks to enjoin the defendant municipality (“Poughkeepsie”) and its governing body (the “Common Council”) from terminating a contract entered into between the parties, and additionally requests the imposition of sanctions against the defendants for their averred contempt of an order previously entered by the court in this matter.

Defendants resist the above motions for legal and factual reasons, and also move to dismiss the complaint for lack of subject matter jurisdiction and for failure to state a claim upon which relief can be granted.

For the reasons set forth below, the motion for a preliminary injunction is denied, and the complaint dismissed for lack of jurisdiction in that no private right of action exists for violation of the federal statute upon which plaintiff rests its claim. The motion for sanctions is treated in accordance with this opinion.

I

This action is based upon an agreement between the municipality and plaintiff, a duly chartered not-for-profit corporation whose principal business is providing various necessary services incident to the construction or renovation of government subsidized housing. The funds with which plaintiff was to be paid, and with which plaintiff was to pay its subcontractors, were obtained by the defendant City pursuant to a grant from the Department of Housing and Urban Development (“HUD”) as authorized by Title I of the Housing and Community Development Act of 1974 (the “Act”), 42 U.S.C. § 5301, et. seq. This legislation, like its forbear the Model Cities Act, is designed to stimulate investment in adequate housing for low-income persons, thereby improving the quality of life in certain currently blighted urban areas.

Poughkeepsie was admitted to the Community Development program in early 1975, after the Secretary of HUD approved the City’s comprehensive plan for the rehabilitation of residential dwellings within its confines. The plan is broadly drawn in that it surveys the town’s current housing stock, assesses the needs of low income residents and sets forth realistic objectives attainable from participation in the Community Development Act. This submission, however, is sufficiently detailed as to outline the development plans for specific tracts. After approving Poughkeepsie’s application, approximately $32 million over a three year period, or $10.8 million per year, was allocated to it. The funds made available to the City, subject to certain reporting requirements and broad guidelines, may be applied in whatever manner the locality believes will most effectively realize the specific objectives stated in its plan.

In September, 1975, the City entered into negotiations with plaintiff concerning its possible employment pursuant to the appropriation received under the Act. PHDC had previously undertaken certain rehabilitation assignments from the City under the Model Cities Act and, in fact, counsel for the plaintiff has characterized the instant contract as a renewal of services which PHDC had been performing for the City under that prior program. The instant agreement between the parties was “approved” by Poughkeepsie officials in December, 1975, and formally executed on March 8, 1976, providing, inter alia, that in return for $350,000, PHDC would over the course of one year “establish and administer a program of acquisition, rehabilitation and home ownership grants concerning real properties located within the City of Pough-keepsie . . . ”

*485 This seed money was to be made available to PHDC on a reimbursement basis— that is, it would receive the funds after it had submitted proof of expenditure.

The contract does not set forth a specific site for development under PHDC’s guidance; the contract does, however, give priority to designated tracts, and each parcel within these preferred locations must meet certain criteria in order to qualify for renovation. Additionally, the agreement contains a clause entitled “Termination of Contract for Cause”, followed by a second provision entitled “Termination for convenience of City”. The latter clause reads in part: “. . . [T]he City may terminate this contract at any time by giving at least ten days notice in writing from the City to the Contractor.”

Subsequent to the execution of the contract, PHDC considered a complex referred to as the “Apple Hill Apartments” for rehabilitation. This site, according to plaintiff, is in an area of the City which is 90% white in racial composition. It appears from the papers before the court that this tract is among those designated to receive priority in renovation during the second year of Poughkeepsie’s three year Community Development program.

On May 3, 1976, PHDC applied to HUD for approval of the Apple Hill project for purposes of receiving rent subsidies available under Title II of the Act. Commonly referred to as “Section 8” grants, these payments are defined as “assistance payments pursuant to contracts with owners or prospective owners who agree to substantially rehabilitate housing in which some or all of the units shall be available for occupancy by lower-income families in accordance with the provisions of the section.” 42 U.S.C. § 1437f(b)(2). In other words, these are subsidies paid by the federal government directly to tenants or to landlords on behalf of tenants, who dwell in housing developments which have been approved for such purposes by HUD.

This type of aid is an integral part of the federal housing scheme in that it conditions the receipt of Community Development funds upon a willingness to permit indigent persons, or those needful of federal rent subsidies, to occupy the properties rehabilitated through HUD grants. Since Pough-keepsie possesses a substantial black population, plaintiff contends that defendants equated the potential beneficiaries of this Section 8 assistance with this minority group. In sum, the application for approval of the Title II rent subsidies was taken as an indication that PHDC’s renovation of Apple Hill would lead to the integration of a predominantly white neighborhood, and it was for this reason, plaintiff avers, that the contract was terminated.

At a May 6 meeting of Poughkeepsie’s Common Council, Poughkeepsie’s governing body, two councilmen are averred to have threatened to sponsor a resolution in favor of terminating PHDC’s contract because of its impact on the racial composition of the neighborhood in which the Apple Hill complex is located. That proposal was in fact made at a Council meeting on May 14, and plaintiff has submitted extracts from the minutes of that meeting and others, indicating that the vote of several members of the Common Council to terminate the contract was due to their desire to keep low-income persons from occupying the area. The resolution was adopted by a seven to two vote on June 7, and plaintiff officially notified by certified mail of the action on June 14.

At that point in time it does not appear that any significant progress had been made towards realization of the proposed development. Some planning and organizational efforts had gone into the Section 8 application, which was subsequently denied by HUD.

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Bluebook (online)
425 F. Supp. 482, 1976 U.S. Dist. LEXIS 12432, Counsel Stack Legal Research, https://law.counselstack.com/opinion/peoples-housing-development-corp-v-city-of-poughkeepsie-nysd-1976.