st. bernard parish louisiana land trust strategies-czb suggestions

Report to St Bernard Parish Government -‐ Disposi6on Strategy for LLT LotsPrepared by czb in collabora6on with MIG/W, and Don Poland Consul6ng czb

Forewordczb is a Virginia-‐based planning firm specializing in revitaliza6on strategy development and implementa6on. We have been retained by Winston Associates to be a member of the consultant team working to develop a Comprehensive Plan for St Bernard Parish, a project now underway (November, 2012).

The process for developing the Comprehensive Plan officially began in September, 2012. At that 6me it came to our team’s aVen6on that a large amount of vacant land was held in trust by the State of Louisiana and would soon be returned to the Parish. This is land that the State obtained using federal funds as part of the process of facilita6ng the disposi6on of property destroyed by Hurricane Katrina. We determined that the volume, exis6ng en6tlements, and loca6on of the many parcels held by the State present a significant challenge to the Comprehensive Planning process. If the lots were all returned to the Parish at once as scheduled in the fall of 2012, carrying costs for the lots would be an unaffordable burden for the Parish. If even a third of the lots were then sold to bidders at auc6on at one 6me, already weak and unstable housing prices would fall. If they were returned to the Parish piecemeal and without a guiding strategy aimed at price stability and long term Parish health, the market would have an unfavorable reac6on. czb, Winston Associates (now MIG/W), and Don Poland Consul6ng (DPC) -‐ the Comprehensive Plan team -‐ collabora6vely determined that the best course of ac6on would be for the Parish to request that the State hold off on returning the land it held in trust (LLT lots) for a 90 day period during which czb could evaluate market condi6ons and dra] a vacant property disposi6on strategy. As of October 1, 2012 there were 1,402 vacant parcels of land in St Bernard Parish held by the Louisiana Land Trust encompassing roughly (about 10% of parcel dimensions may not be accurately recorded) 194 acres.

Prior to Katrina, homes, businesses, apartments buildings and small parks were on these parcels instead. Following Katrina, the focus shi]ed from storm recovery to Parish reseVlement. The difficult work of both recovery and reseVlement had much in common, most notably that for a variety of reasons, the market was returning very slowly. For example, 66% of the parcels cons6tu6ng 57% of the acreage of the land held today by the Louisiana Land Trust is in Flood Zone A; the market has been very weary of reseVling on lands that have a high probability of future flooding.

What else may account for the slow pace of reseVlement? The main reason is obvious: St Bernard Parish sustained heavier damages and loss than any other Parish, and so recovery and reseVlement naturally is more involved and 6me-‐consuming.

Other cri6cal reasons for slow recovery and reseVlement were -‐ and s6ll are -‐ external. Just as recovery was hikng its stride, the na6onal housing market collapsed and it with, access to credit markets, making borrowing that much more difficult. Along with a shrinking na6onal economy from March 2008 un6l August 2010, the labor market 6ghtened severely, making jobs scarcer. In April 2010, BP’s Deepwater Horizon exploded, with serious implica6ons for the stability of a then (and s6ll today) very fragile St Bernard economy. Of course, these external factors also impacted adjoining Parishes with similar severity.

Report to St Bernard Parish Government -‐ Disposi6on Strategy for LLT Lots | 21

Despite the truly heroic efforts of people like Doris Voi6er, Jerry Graves, Polly Campbell, Earl Dauterive, as well so many others who have exercised extraordinary leadership in gekng the Parish back on its feet, the St Bernard market has languished, and con6nues to struggle far more than its neighbors. At the heart of the dilemma of persistent market weakness in St Bernard is the nagging issue of surplus. Surplus single family homes. Surplus commercial space. Surplus land. Surplus apartment units. When there is an excess of anything, its value is, at best, unstable, and more typically, falling. It is in this context -‐ persistent market weakness vis a vis excess supply -‐ that we have developed the aVached recommenda6ons for how to treat the 1,402 LLT lots soon to be returned to the Parish by the State of Louisiana.

SummaryBy the end of CY 2012 the Louisiana Land Trust will return to St Bernard Parish 1,402 parcels of vacant land. Each parcel has costs and poten6al benefits associated with it. These range from mowing expenses to opportunity costs on one hand, and market stability and flood mi6ga6on on the other. While there may be an understandably strong inclina6on to sell any lot on which bids are received, the benefits will be short-‐term, and the impacts long-‐term. We urge the Parish to consider carefully the cost-‐effec6ve strategy outlined here for the overall long-‐term benefit to the community.

Context-‐ The housing market in St Bernard Parish has for a long 6me been the weakest in the region by a wide -‐ and increasing -‐ margin.-‐ The Parish’s weak market condi6on is exemplified by excess supply (of land as well as housing units).-‐ Important underlying governing variables are the root cause of Parish market weakness and they have long gone unaddressed.

Underlying Problems-‐ The Parish originally and then a]er Katrina reseVled in flood prone areas.-‐ Home building in the Parish before and since Katrina has been done in flood prone ways.-‐ Dominant architectural styles of home building in the Parish before and since Katrina are hard to market across a region wan6ng different styles and treatments.-‐ SeVlement paVerns in the Parish undermine marketability.

Guiding Principles-‐ The disposi6on of the 1,402 LLT lots should be governed by what is best for the long term health of the Parish housing and retail market.-‐ Considera6on should be given to finding a balance between short term costs of maintenance and long term benefits of stability.-‐ Every effort should be made to avoid con6nuing or perpetua6ng the underlying problems noted above.


Strategyczb has evaluated the housing market and related neighborhood condi6ons in St Bernard Parish during the period September 15 -‐ November 15, 2012. Current asking prices have been taken into considera6on, for undeveloped land, for housing, for apartments, and for other real estate. czb analyzed ten years of sales records that included evalua6ng every residen6al real estate transac6on in the region that includes St Bernard, St Tammany, Jefferson, Orleans, and Plaquemines parishes from 2001-‐2011. Regression analyses helped isolate drivers of demand. Z scoring enabled a determina6on to be made about compara6ve market strength both within St Barnard and between St Bernard and other jurisdic6ons. Many possible conclusions can be made from these analyses. As regards the remaining LLTs lots and the important and 6me-‐sensi6ve ques6on of their disposi6on, the following are key:

1. The housing market in St Bernard Parish has for a long 6me been the weakest in the region by a wide -‐ and increasing -‐ margin. Long before Katrina St Bernard was a challenged housing market, which is per6nent to the task of responsibly disposing of remaining LLT lots. Detailed analy6cs suppor6ng this are available under separate cover.

2. For related and addi6onal reasons, the above-‐noted so] market condi6on remains the case now. It is in this context -‐ a profound weak market condi6on exemplified by excess supply (of land as well as housing units) -‐ that this disposi6on strategy is presented. In a stronger market, with a stronger market history, the Parish could rely on exis6ng or pent up demand both to bid for and acquire and develop remaining LLT lots, and to do so in ways that would result in a stronger market. This laVer point is the single most important takeaway from our analysis.

3. Weak markets are weak not only for their current so] demand in their region, but historically so] levels. Historically so] values are a result of underlying governing variables that have gone unaddressed. These variables must be taken into considera6on when aVemp6ng to deal with a surplus, otherwise the addi6on of even more excess will only exacerbate current weakness. In the caseof St Bernard Parish, there are principally four variables that historically account for market weakness, and each is magnified in the context of Parish loca6on, Katrina, post Katrina misteps, and the principle result of prolonged weakness: falling prices, turnover, and changing tenure.

a. Residen6al seVlement in flood-‐prone areas b. Flood prone construc6on paVerns c. Hard to market architectural styles of homes d. Organiza6onal paVern of seVlement

4. The addi6on of 1,402 LLTs to the current Parish inventory is both an opportunity (to address the above variables) and a risk (in failing to address them).


The underlying principles that govern this LLT lot disposi6on strategy are:

1. Reduce the supply of developable land

a. This increases price stability for the land that is developable through constraint. b. It contributes to building a floor in the Parish housing market, which remains so], enabling the market to func6on.

2. Especially reduce the inventory of land in flood prone areas

a. This decreases the cost of flood insurance b. It results in an increase in the dollars/household available for actual housing c. It also reduces the Parish's long term water management costsd. It creates opportuni6es for increased land stewardship by private owners, but to publicly-‐stated standards

i. Reduces Parish carrying costs through transferii. Reduces Parish carrying costs through revegeta6on

3. Modify exis>ng development controls to reduce the inventory of less marketable homes

a. This manages development and construc6on to a higher standard, resul6ng in more compe66ve real estate market.

Overall, the strategy for LLT disposi6on aims for price stability, resident stewardship of undeveloped parcels through ground leases, reduced Parish expense, and enhanced levels of owner occupancy. It is important to be aware that well maintained vacant lots on the private market are frequently available for as liVle as $5,000, and are slow to sell, illustra6ng just how challenging it will be for the Parish to manage an addi6onal 1,402 LLTs lots.


There are 1,402 LLT lots in St Bernard Parish as of 10-‐1-‐12. czb recommends a FOUR STAGE disposi6on process.

Stage 1: Future Valueczb has evaluated the lots and determined that there are three elements that define poten6al future value. -‐ First is market value; that is, the value of the lot on the market today and, based on historic demand for that part of the Parish, probable future value. -‐ Second is environmental value; that is, the value of the lot in terms of addressing the Parish's most significant long term issue: water. -‐ Third is the combina6on of the two (market and environment) and how they interrelate in terms of supply and demand, resul6ng land scarcity and price, and subsequent capacity of the Parish to compete in the region. It is this third element that czb recommends the Parish focus on.

Stage 2: Future UseTwo historic (and strongly connected) challenges have undermined the Parish over 6me: so] property values owing to compara6vely weak demand, and the combina6on of construc6on quality and development (seVlement) paVerns, which in turn have undermined pricing stability. It is important to break out the 1,402 LLT lots and understand where they are and how they are zoned. czb recommend the Parish view the return of the LLTs lots as an opportunity s6mulate demand.

Stage 3: Execu>on The parcels will be transferred back to the Parish by the end of CY 2012. The Parish then owns them. It can hold them. It can develop them. It can sell them. 25% of eventual future value must accrue to low income families. There is a finite number of paths the Parish can take:-‐ Hold all for the net benefits that would be an6cipated to result-‐ Sell all for the net benefits that would be an6cipated to result

-‐ Sell all at once (immediately, or at a later date)-‐ Sell in stages (immediately and staging therea]er, or at a later date and staging therea]er)

-‐ Hold some and sell some, and strive for a balanced result of costs and benefits that fundamentally generate long term community benefit.

czb recommends that the Parish hold most of the 1,402 LLTs as detailed in this document, selling some, and in both retaining and selling, strike a balance that serves long term stability interests.

Stage 4: InterimThere is going to be some period of 6me when the Parish will be holding at least some LLT lots that have carrying costs. czb recommends that the Parish not sell LLT lots as a means of reducing carrying costs; doing so would perpetuate the reasons that St Bernard is and has been a weak market.


Stage 1 is the organiza>on of the lots into categories that allow the Parish to sort them into poten>al future value.

Step 1 is to divide the 1,402 LLT lots into their various uses.

Step 2 is to remove those in Flood Zone A as not appropriate for development at the present 6me. This reduces the number of LLT lots from 1,402. The greater benefit is in not developing these lots now.

First, insurance scoring for the Parish increases as fewer proper6es are at risk, reducing premiums over 6me for everyone. Second, the size of the parcels in Flood Zone A is substan6al (4.9M SqFt). Undeveloped (unpaved and unroofed), this represents a significantly reduced flood water management load to be imposed on the Parish's systems, and a major opportunity to manage water alterna6vely. Proper6es in the flood zone should be available to owner occupants of adjoining parcels to obtain under a 99 year ground lease, at $1/year provided they are maintained to a high standard. Parcels not claimed

under this approach will with specific na6ve plan6ngs and water management designs to reduce carrying costs to the Parish.

Step 3 is to subdivide the 409 single family zoned parcels into those that are on blocks that have redeveloped since Katrina with some measure of strength, and those that have not. czb determined that 170 of the 409 single family parcels are on blocks that have reseVled sparsely and are too weak from a market perspec6ve to aVract quality bids at the present 6me. This leaves 239 parcels (of the current 1,402) suitable for sale/auc6on this year to promote near-‐future redevelopment as single family homes as these are on blocks that are fundamentally reseVled and stable.


1,402

927 - Flood Zone A46 - Multi Family zoned (housing)15 - Commercial/Industrial2 - Parks (recreation)3 - Woodland409 - Single Family zoned (housing)

Addi6onally:

-‐ NOT MAKING AVAILABLE the 46 mul6 family lots unless they are rezoned for mixed-‐income, given that they are mainly located on already quite weakened ChalmeVe, Meraux, and Violet blocks that will destabilize further if mul6 family is developed in ways that further concentrate poverty. Final recommenda6ons for these will come from the finished Comprehensive Plan.

-‐ NOT MAKING AVAILABLE the five woodland and parks/recrea6on lots; these as green/open/park space will add value to the lots that are in play. Final recommenda6ons for these will come from the finished Comprehensive Plan.

-‐ NOT MAKING AVAILABLE the 15 commercial/industrial parcels unless they are rezoned for mixed use, given that such a designa6on will add to future development flexibility. Final recommenda6ons for these will come from the finished Comprehensive Plan.

-‐ The 26 lots (of the 239 on stable blocks) that abut canals/waterways represent special future opportunity. These lots should be analyzed further and a final recommenda6on for their disposi6on should be determined as part of the on-‐going comprehensive planning process.

This means there are 213 LLT lots that, subject to the condi6ons outlined in Stage 2, could be auc6oned to a good outcome.


1,402 409239

170LLT Total SF Homes

On stable blocks

On unstable blocks

213 SF Homes NOT along canals/waterways

26 SF Homes along canals/waterways

Stage 2 is the condi>oned future use of all remaining LLT lots. Two historic (and strongly connected) challenges have undermined the Parish over 6me: so] property values owing to consistently sub-‐comparable demand, and the combina6on of construc6on aesthe6cs and development (seVlement) paVerns. It is important that the 213 LLT lots on stable blocks that ought to be auc6oned for future redevelopment as single family homes, and the 46 LLT lots that are now designated as mul6 family, should be subject to condi6ons as follows:

Single Family (213 not including the water/canal front lots)-‐ New homes must be built to higher (stronger, safer, and less vulnerable to damages from future flooding) NFIP standards.

Mul6 Family (4+42=46) (4 in Arabi should be rezoned as SF) (42 elsewhere should be developable as mixed income MF)-‐ New mul6 family developments must be developed both to higher NFIP standards and be developed as mixed-‐income proper6es, with no more than 75% of the units dedicated for use by HHs with incomes > 80% AMI. The Area Median Income in 2012 is $39,200, enough to purchase a home up to $117,600. The highest average sale price of a single family home in any part of St Bernard Parish is less than $105,807 (2012), or 89% AMI. Final details for these lots should emerge with the Comprehensive Plan.

Commercial/Industrial (15)-‐ New commercial development on LLT lots may be developed, but the zoning for these lots must be modified for mixed-‐use poten6al to include housing. Final details for these lots should emerge with the Comprehensive Plan.

Stage 3 is the actual disposi>on effort.

The Parish should aim to

1. Reduce the supply of developable land as a mechanism for injec6ng scarcity into the market, thereby helping to create a floor in the housing market price wise.2. Reduce the inventory of land in especially high flood prone areas, thereby reducing flood probability, and decreasing insurance premiums, which in turn increases the percentage of "housing dollars" going into housing itself.3. Improve development restric6ons governing construc6on, thereby increasing base value of housing, further contribu6ng to stabiliza6on and future value.4. Require all buyers of SF-‐zoned lots to develop SF housing and for all buyers of these homes occupy them as an owner-‐occupant within two years.


Applying these principles to the 1,402 LLT sites creates phased release. czb recommends the following 6ming:

January 2013 -‐ First auc6on should occur of the following proper6es:

When approximately 75% (57) of these high priority LLT lots are sold to quality buyers mee6ng Parish guidelines, a second auc6on can begin.


Chalmette 2413 BLANCHARD DR 26490Chalmette 2801 BLANCHARD DR 17279Chalmette 2401 CAMPAGNA DR 15662Chalmette 14 CARROLL DR 10384Chalmette 14 CARROLL DR 10952Chalmette 28 CARROLL DR 6821Chalmette 28 CARROLL DR 17664Chalmette 2804 CHARLES DR 17119Chalmette 2821 CHARLES DR 10972Chalmette 2909 CHARLES DR 14444Chalmette 3004 CHARLES DR 8852Chalmette 3016 CHARLES DR 22968Chalmette 2007 CONGRESSMAN HEBERT DR 20970Chalmette 2021 CONGRESSMAN HEBERT DR 23782Chalmette 2021 CONGRESSMAN HEBERT DR 26064Chalmette 2209 CULOTTA ST 2574Chalmette 3312 DAUTERIVE DR 3789Chalmette 9 E CHALMETTE CIR 8356Chalmette 58 E CHALMETTE CIR 2388Chalmette 48 E CLAIBORNE SQ 12476Chalmette 77 E CLAIBORNE SQ 24336Chalmette 300 E ST JEAN BAPTISTE ST 24375Chalmette 800 ELLEN DR 21386Chalmette 2808 JACKSON BLVD 23073Chalmette 36 KEANE DR 24702Chalmette 2205 LENA DR 14273Chalmette 8512 LIVINGSTON AVE 6921

Chalmette 8601 LIVINGSTON AVE 14160Chalmette 8637 LIVINGSTON AVE 14901Chalmette 8713 LIVINGSTON AVE 13855Chalmette 8904 LIVINGSTON AVE 10360Chalmette 2709 LLOYDS AVE 19425Chalmette 2721 LLOYDS AVE 17760Chalmette 2209 LYNDEL DR 28817Chalmette 2404 LYNDEL DR 23719Chalmette 63 MADISON AVE 29539Chalmette 707 MARAIS ST 11876Chalmette 2409 MARIETTA ST 23603Chalmette 2421 MARIETTA ST 29142Chalmette 2914 MARIETTA ST 17012Chalmette 2005 MUMPHREY RD 15208Chalmette 19 OLD HICKORY AVE 18527Chalmette 24 OLD HICKORY AVE 5952Chalmette 6 PACKENHAM AVE 27464Chalmette 6 PACKENHAM AVE 18486Chalmette 21 PACKENHAM AVE 20174Chalmette 53 PACKENHAM AVE 22233Chalmette 3213 PAKENHAM DR 28811Chalmette 3225 PAKENHAM DR 10734Chalmette 2720 PALMETTO ST 9175Chalmette 2816 PALMETTO ST 3410Chalmette 3020 PALMETTO ST 23000Chalmette 3100 PALMETTO ST 28191Chalmette 3124 PALMETTO ST 10506

Chalmette 2144 PIRATE DR 22257Chalmette 2349 PLAZA DR 17139Chalmette 2400 PLAZA DR 26613Chalmette 2408 PLAZA DR 29333Chalmette 2712 PLAZA DR 22410Chalmette 3216 PLAZA DR 18681Chalmette 3312 PLAZA DR 10725Chalmette 3216 RIVERLAND DR 15911Chalmette 3509 RIVERLAND DR 15971Chalmette 2621 ROSETTA DR 2581Chalmette 3609 ROSETTA DR 6434Chalmette 2301 TRIO ST 27254Chalmette 2224 VERONICA DR 18831Chalmette 3233 VERONICA DR 23914Chalmette 3300 VERONICA DR 8729Chalmette 3320 VERONICA DR 3694Chalmette 2101 VOLPE DR 9614Chalmette 51 W CHALMETTE CIR 28663Chalmette 69 W CHALMETTE CIR 30056Chalmette 77 W CHALMETTE CIR 6648Chalmette 548 W SOLIDELLE ST 16480

A second auc6on would include the unsold 18 proper6es from the first auc6on, plus this next set of high priority LLT lots:

Meraux 2913 BRADBURY DR 14059Meraux 3009 BRADBURY DR 16438Meraux 4105 CLAIBORNE AVE 22860Meraux 2512 FRANCIS AVE 5236Meraux 2409 LAWRENCE LN 9722Meraux 2505 LAWRENCE LN 7422Meraux 2401 LEGEND DR 6610Meraux 2045 LIVACCARI DR 18979Meraux 2401 LIVACCARI DR 12902Meraux 2413 LIVACCARI DR 5539Meraux 2200 MAUREEN LN 11680Meraux 2201 MAUREEN LN 9723Meraux 2221 MAUREEN LN 21329Meraux 2324 MAUREEN LN 24696Meraux 2412 MAUREEN LN 10437Meraux 2413 MAUREEN LN 7285Meraux 2901 MERAUX LN 18175Meraux 3112 MERAUX LN 29064Meraux 3204 MERAUX LN 8026Meraux 3400 MERAUX LN 10526Meraux 3409 MERAUX LN 3265Meraux 7501 MERCURY DR 14190Meraux 2309 MUNSTER BLVD 15510Meraux 2312 MUNSTER BLVD 8170Meraux 2320 MUNSTER BLVD 13747Meraux 2405 MUNSTER BLVD 20247Meraux 4001 NAJOLIA DR 5598

Meraux 4105 NAJOLIA DR 11677Meraux 4117 NAJOLIA DR 5517Meraux 2500 NANCY DR 9048Meraux 2712 NUNEZ DR 27967Meraux 2720 NUNEZ DR 29143Meraux 2804 NUNEZ DR 27386Meraux 2812 NUNEZ DR 12584Meraux 2900 NUNEZ DR 26696Meraux 2101 PAUL DR 10409Meraux 2301 PAUL DR 10650Meraux 2309 PAUL DR 14630Meraux 2009 VENUS PL 3308Meraux 2201 VENUS PL 20178Meraux 2141 WALKERS LN 5669Meraux 2237 WALKERS LN 15406Meraux 2304 WALKERS LN 4755Meraux 2317 WALKERS LN 9053Meraux 2325 WALKERS LN 19190Meraux 2325 WALKERS LN 17820Meraux 2429 WALKERS LN 27067Poydras 351 BAYOU RD 14687Poydras 351 BAYOU RD 14607Poydras 351 BAYOU RD 4253Poydras 2204 E CHRISTIE DR 26375Poydras 2001 EGRET DR 13983Poydras 2008 EGRET DR 17993Poydras 2004 FLAMINGO DR 23668

Poydras 2320 FLAMINGO DR 5368Poydras 2505 FLAMINGO DR 17210Poydras 2413 KINGBIRD BLVD 7955Poydras 1813 KINGFISHER DR 3952Poydras 2104 REDBIRD DR 28179Poydras 2112 REDBIRD DR 27548Poydras 1825 ROBERT DR 19012Poydras 1808 SUZI DR 15170Poydras 1820 SUZI DR 5254Poydras 2116 TORRES DR 29903Poydras 2100 W CHRISTIE DR 10873Poydras 2112 W CHRISTIE DR 20245Poydras 2201 W CHRISTIE DR 8934Poydras 2405 WARBLER DR 8128

When approximately 75% (51) of these second round high priority LLT lots are sold, along with 75% of the outstanding proper6es from the first auc6on (13), a third round can begin.


The third round would include unsold round 1 proper6es (5 le] of the original 18), unsold round 2 proper6es (17), and the following:

Violet 6409 1ST ST 14364Violet 6417 1ST ST 21427Violet 5621 3RD ST 14838Violet 5633 3RD ST 3914Violet 6312 4TH ST 4845Violet 5725 6TH ST 30139Violet 5905 6TH ST 4489Violet 2100 A ST 24781Violet 2817 ANGELIQUE DR 12002Violet 2908 ASHLEY DR 22411Violet 4 BORGNEMOUTH CT 19340Violet 2100 COLONIAL BLVD 11771Violet 2109 COLONIAL BLVD 17341Violet 2500 COLONIAL BLVD 26275Violet 2424 CORA ANN ST 28599Violet 2401 EDGAR DR 2387Violet 2417 EDGAR DR 13856Violet 2404 ELIZABETH CT 16275Violet 2512 ELIZABETH CT 19381Violet 2213 GENERAL PERSHING ST 17754Violet 2317 GENERAL PERSHING ST 20146Violet 2020 GUERRA DR 17135Violet 2100 GUERRA DR 25525Violet 2108 GUERRA DR 23737Violet 2400 GUERRA DR 21457Violet 2713 GUERRA DR 2976Violet 2728 GUERRA DR 24932

Violet 2729 GUERRA DR 8812Violet 2813 GUERRA DR 21445Violet 3108 GUERRA DR 8624Violet 5 JAMIE'S CT 20466Violet 2213 KENNETH DR 24002Violet 2425 LICCIARDI LN 26039Violet 6428 LOUIS ELAM ST 3584Violet 6501 LOUIS ELAM ST 21575Violet 6515 LOUIS ELAM ST 11672Violet 2417 REPOSE ST 25742Violet 2501 REPOSE ST 29074Violet 2217 REUNION DR 20457Violet 2508 REUNION DR 18310Violet 2216 RIVERBEND DR 2923Violet 2300 RIVERBEND DR 2317Violet 2313 RIVERBEND DR 11665Violet 2801 RIVERBEND DR 26828Violet 2020 S RIVER PARK DR 14035Violet 2417 ST MATTHEWS CIR 21095Violet 5605 ST MATTHEWS CIR 2133Violet 2708 TARA DR 18178Violet 2808 TARA DR 13618Violet 18 VICTORIAN CT 9230

Outside Census Place 2824 BAYOU RD 15654Outside Census Place 2824 BAYOU RD 26160Outside Census Place 3427 BAYOU RD 10307Outside Census Place 1628 HEIGHTS DR 23917Outside Census Place 1636 HEIGHTS DR 15336Outside Census Place 1637 HEIGHTS DR 14528Outside Census Place 1641 HEIGHTS DR 5645Outside Census Place 1643 HEIGHTS DR 17377Outside Census Place 1800 HEIGHTS DR 22712Outside Census Place 1808 HEIGHTS DR 12910Outside Census Place 1820 HEIGHTS DR 9771Outside Census Place 1924 LINDA LOU DR 27442Outside Census Place 1940 SUGAR MILL DR 2773Outside Census Place 1956 SUGAR MILL DR 25425Arabi 1511 ALEXANDER AVE 9754Arabi 7208 ANNE ST 8692Arabi 7216 ANNE ST 21340Arabi 100 PERRIN DR 21798Arabi 7224 PROSPERITY ST 25339Arabi 7228 PROSPERITY ST 19172

These three rounds would seek to sell by auc6on 213 of the highest value LLT lots of the 1,402 being returned to the Parish by the State by the end of CY 2012. It is possible that the first three rounds could be completed within six months.


Following sale of 90% of the first 213 high value LLT lots (192 lots have sold), a fourth auc6on should occur consis6ng of the following 78 proper6es:

Arabi 1601 ALEXANDER AVE 17395Arabi 7221 ANNE ST 29480Arabi 7227 ANNE ST 4257Arabi 1600 CENTER ST 29868Arabi 7206 EASY ST 7665Arabi 7210 EASY ST 10074Arabi 7219 EASY ST 6114Arabi 624 ERMINE DR 27010Arabi 1904 ESTEBAN ST 4536Arabi 1912 ESTEBAN ST 2668Arabi 1924 ESTEBAN ST 11050Arabi 2000 ESTEBAN ST 27425Arabi 2008 ESTEBAN ST 16893Arabi 7234 HATTIE ST 27641Arabi 1721 MEHLE AVE 15356Arabi 1916 MEHLE AVE 22122Arabi 1928 MEHLE AVE 24902Arabi 1929 MEHLE AVE 2377Arabi 2005 MEHLE AVE 17597Arabi 2105 MEHLE AVE 2856Arabi 2126 MEHLE AVE 18354Arabi 2134 MEHLE AVE 18572Arabi 2210 MEHLE AVE 15358Arabi 204 NORTON AVE 13203Arabi 7219 PATRICIA ST 15942Arabi 7224 PATRICIA ST 21404

Arabi 7227 PATRICIA ST 10630Arabi 101 PERRIN DR 27649Arabi 1805 ROSE ST 9823Arabi 1809 ROSE ST 17305Arabi 1815 ROSE ST 5265Arabi 7221 SUCCESS ST 3376Meraux 2709 BLOMQUIST DR 12852Meraux 2801 BLOMQUIST DR 21390Meraux 2809 BLOMQUIST DR 18474Meraux 2817 BLOMQUIST DR 27698Meraux 2512 LAWRENCE LN 26000Meraux 2064 LIVACCARI DR 13371Meraux 2208 LIVACCARI DR 21602Meraux 2508 LIVACCARI DR 13769Meraux 2500 PAUL DR 6028Meraux 2521 PAUL DR 28129Meraux 2045 VALMAR DR 26765Violet 5721 3RD ST 10664Violet 5704 4TH ST 21243Violet 5741 4TH ST 28838Violet 2109 EDGAR DR 8169Violet 2221 EDGAR DR 24784Violet 2204 GENERAL PERSHING ST 4083Violet 3113 GUERRA DR 29563Violet 2112 KENNETH DR 9402Violet 2120 KENNETH DR 12001

Violet 2200 KENNETH DR 9283Violet 2208 KENNETH DR 26990Violet 2216 KENNETH DR 9726Violet 2305 KENNETH DR 18499Violet 2304 REPOSE ST 10929Violet 2400 REPOSE ST 6999Violet 2408 REPOSE ST 21258Violet 2416 REPOSE ST 9609Chalmette 3012 BLANCHARD DR 12903Chalmette 3212 BLANCHARD DR 24232Chalmette 2813 CAMPAGNA DR 12310Chalmette 3309 CAMPAGNA DR 4508Chalmette 68 COCHRANE DR 29192Chalmette 77 COCHRANE DR 12382Chalmette 2420 CULOTTA ST 21705Chalmette 2704 DAUTERIVE DR 15544Chalmette 2816 DAUTERIVE DR 20303Chalmette 2905 DAUTERIVE DR 25997Chalmette 2916 DAUTERIVE DR 17923Chalmette 3209 DAUTERIVE DR 11165Chalmette 3217 DAUTERIVE DR 13019Chalmette 3321 DAUTERIVE DR 28288Chalmette 3329 DAUTERIVE DR 8567Chalmette 2704 DECOMINE DR 5229Chalmette 2712 DECOMINE DR 7455Chalmette 2813 DECOMINE DR 5140


When 90% of the fourth auc6on has sold (21 from the first three and 71 from the fourth block for a total of 92 sales for Auc6on #4), the following should cons6tute the fi]h and final auc6on for 2013:

Chalmette 3016 DECOMINE DR 19824Chalmette 3216 DECOMINE DR 21148Chalmette 3308 DECOMINE DR 10308Chalmette 3405 DECOMINE DR 12260Chalmette 53 E CHALMETTE CIR 17527Chalmette 59 E CHALMETTE CIR 26819Chalmette 704 E JOSEPHINE ST 14587Chalmette 709 ELLEN DR 14570Chalmette 3205 GALLO DR 28301Chalmette 61 JONES DR 27477Chalmette 66 JONES DR 23124Chalmette 70 JONES DR 26445Chalmette 65 LACOSTE DR 5780Chalmette 8525 LIVINGSTON AVE 19899Chalmette 2912 LYNDEL DR 12391Chalmette 3005 LYNDEL DR 4228Chalmette 3013 LYNDEL DR 2641Chalmette 3217 LYNDEL DR 23381Chalmette 3225 LYNDEL DR 6068Chalmette 3825 LYNDEL DR 12133Chalmette 3800 MARIETTA DR 27259Chalmette 3312 MARIETTA ST 11038Chalmette 3340 MARIETTA ST 25156Chalmette 605 N VILLERE ST 27849Chalmette 613 N VILLERE ST 9598Chalmette 2929 PALMETTO ST 12418

Chalmette 3009 PALMETTO ST 8422Chalmette 3017 PALMETTO ST 11585Chalmette 3109 PALMETTO ST 28447Chalmette 62 PATTERSON DR 8198Chalmette 65 PATTERSON DR 2281Chalmette 69 PATTERSON DR 2597Chalmette 70 PATTERSON DR 3950Chalmette 74 PATTERSON DR 24281Chalmette 2413 PECAN DR 5667Chalmette 2505 PECAN DR 21414Chalmette 2705 PECAN DR 3637Chalmette 3509 PECAN DR 24396Chalmette 2921 PLAZA DR 29044Chalmette 3000 PLAZA DR 14915Chalmette 3009 PLAZA DR 22605Chalmette 3724 PLAZA DR 18300Chalmette 2816 RIVERLAND DR 27072Chalmette 2905 RIVERLAND DR 15677Chalmette 2913 RIVERLAND DR 18059Chalmette 3001 RIVERLAND DR 27399Chalmette 2612 ROSETTA DR 11424Chalmette 2908 ROSETTA DR 15934Chalmette 3321 ROSETTA DR 2781Chalmette 76 THORNTON DR 28557Chalmette 2612 VERONICA DR 10794Chalmette 2701 VERONICA DR 20755

Chalmette 2921 VERONICA DR 13900Chalmette 3005 VERONICA DR 26345Chalmette 3408 VERONICA DR 18313Chalmette 2220 VOLPE DR 8324Chalmette 2308 VOLPE DR 7218Chalmette 2801 VOLPE DR 21321Chalmette 2921 VOLPE DR 20116Chalmette 3004 VOLPE DR 29756Chalmette 3005 VOLPE DR 2741Chalmette 3012 VOLPE DR 13997Chalmette 3209 VOLPE DR 27069Chalmette 3413 VOLPE DR 13200Chalmette 3421 VOLPE DR 25061Chalmette 612 W PROSPER ST 10990Chalmette 205 W ST AVIDE ST 22105


Auc6on Summary

Within each proposed auc6on block are approximately 5-‐6 dozen proper6es that have been categorized by stability as defined by the percentage of families on a given block that have returned using Op6on 1 of the Road Home Program. Within each of these designated auc6on blocks, the Parish is strongly encouragedto break the block into sub blocks of proper6es that make collec6ve sense to auc6on as a group. It may be the case that the rear of one property abuts the rear of another and cons6tute an aggregate opportunity. Specific block level market knowledge we were unable to obtain in this short amount of 6me precluded us from be able to present op6ons at that level of granularity.


No Amount Loca6on Type Possible Previous Auc6on Carryover

1 75 ChalmeVe Single Family High Return Rate 0

2 68 Meraux, PoVers Single Family High Return Rate 18

3 70 Violet, Arabi, and Elsewhere Single Family High Return Rate 17

Total High Value LLTs 213

4 78 Arabi, Meraux, Violet, ChalmeVe Single Family Low Return Rate 21

5 67 ChalmeVe Single Family Low Return Rate 8

Total Lower Value LLTs 145

These five auc6ons seek to flow into the market the highest value LLT lots in a controlled manner so as to preserve value and reseVle those blocks first most likely to seVle in a stable manner. This would hopefully net the Parish considerable value from the sale of these 358 LLT lots. The remaining lots (mul6family, those in the Flood Zone, those along water, and commercial parcels) should not be auc6oned at this 6me. In the mean6me, the Comprehensive Planning process should proceed, iden6fying a disposi6on strategy for the LLT lots along waterways. When all 409 LLT lots have been developed and sold and occupied by owner occupants, Flood Zone LLT lots not assigned a ground lease and s6ll banked by the Parish may revert to sale on the open market provided flood mi6ga6on rules have been placed into service on those lots. These could be sequenced for auc6on star6ng with the most measurably high-‐demand lots in the inventory.

It is very important that the St Bernard Parish government and community understand that each of the 1,402 lots represents an opportunity and a cost. Each is also more than a single opportunity and is, rather, a combina6on of many.

-‐ For example, each single lot represents on average more than 6,000 sq ] of land, and, as such, cons6tutes a profound opportunity to reduce flooding through a variety of landscaping techniques. Reduced flooding has a quan6fiable benefit. And the benefits get geometrically mul6plied as more lots in flood prone areas are returned to nature. Furthermore, land scarcity helps the remaining developable parcels grow in value. Of course there are tradeoffs. The costs of conver6ng a vacant lot into a water filtering and absorbing site are not inconsequen6al. Large undeveloped spaces in some parts of the Parish will feel as if that market is never coming back, and so those who’ve already seVled in such areas may become frustrated with the 6me it takes to achieve stability.

-‐ As another example, each single lot represents a chance for a buyer to build a home. But each such property also is a chance that the lot could go undeveloped, or a developed home could go unsold. Given that the LLT lot issue has to be addressed now, as opposed to later (a]er a comprehensive plan has been completed that would include land use and zoning elements and design guidelines), there is also a chance such a property could be bought and developed into another of a long list of unsightly proper6es that over the years have been a major contribu6ng element to the Parish's weak market. This should be avoided.

-‐ And third, each lot has a carrying cost and benefit if it is retained -‐ either by design or because there was not a buyer. These reten6on costs range from about $.16/sq ] per year for mowing to a range of front and back end costs for managing revegeta6on and subsequent flood mi6ga6on.

Of course, each of these considera6ons in turn have numerous mul6plier effects based on 6ming and loca6on. A vacant lot on a strong and recovering block in District C will have a different net cost/benefit than the same size lot elsewhere. We have tried to take these factors into considera6on in recommending only 213 of the 1,402 LLT lots be made available for auc6on in the near term, and another 145 a]erwards.


Stage 4 Interim (While the auctions and development are taking place)


The strategy czb has developed ranks the single family zoned LLT lots on the stronger blocks in the stronger submarkets as the first to auc6on, as previously noted. As these are bought and presumably developed, subsequent sales can and should be occur.

As stated previously, we recommend the lots in the flood plain be retained for the foreseeable future by the Parish (the comprehensive plan may revise this recommenda6on). This is 927 parcels totaling 4.9M sq ]. This would cost the Parish approximately $784,000 to maintain as lots requiring mowing.

We recommend that these lots be revegetated in a semi-‐controlled temporary manner un6l a more permanent landscaping design can be developed to address filtra6on and runoff. By semi-‐controlled we mean the Parish should cut/mow only an approximately six foot perimeter of each parcel, resul6ng in a mowing cost of about 29% of current expense or $227,000 for the LLT lots in the flood area that we recommend not be auc6oned.

The MF lots and the commercial lots be held un6l the comprehensive plan determines a best use, as we’ve previously stated. This would total roughly 262,414 sq ], of which 76,000 sq ] would require mowing at a cost of approximately $13,000 a year.

We an6cipate the weaker single family lots will take some 6me to sell (Auc6on #5), and so we assume those lots will require maintenance. These plus the costs of maintaining the wooded/park LLTs, as well as the lots along canals may generate an annual maintenance expense of about $42,000.

Altogether, maintaining the perimeter as an interim strategy in the manner prescribed here reduces the costs from about $800,000 per year to about $230,000, and this approach strengthens the prospects for actual development to occur.

Revegetated Area

Conventional Mow Area

Proposed Mow Area

Violet

Chalmette

Meraux

Poydras

Arabi

Flood Zone A

Disposition Category for Available LLT Lots (as of Oct. 2012)Flood Zone A

Commercial

Park

Woodland

Multifamily

Single-family (High-Impact Blocks)

Single-family (Lower-Impact Blocks)

Near Water, Outside Flood Zone A© czbLLC

Arabi


Commercial

Park

Woodland

Multifamily



Flood Zone A

© czbLLC

Overall Disposi6on Map Arabi LLTs


Meraux

Flood Zone A


Commercial

Park

Woodland

Multifamily



© czbLLC

Chalmette

Flood Zone A


Commercial

Park

Woodland

Multifamily



© czbLLC

Meraux LLTs ChalmeVe LLTs


Violet

Flood Zone A


Commercial

Park

Woodland

Multifamily



© czbLLC

Poydras

Flood Zone A Disposition Category for Available LLT Lots (as of Oct. 2012)Flood Zone A

Commercial

Park

Woodland

Multifamily



© czbLLC

Violet LLTs Poydras LLTs


Place Name Category # of Lots# Lot Size Available

# No Data Available % Known

Total Lot Size (of Known)

Outside Census Place Flood Zone A 31 16 15 52% 263,162Outside Census Place Multifamily 5 5 0 100% 25,228Outside Census Place Single-family A 15 13 2 87% 1,260,837Outside Census Place Woodland 3 0 3 0% Arabi Flood Zone A 266 239 27 90% 1,434,364Arabi Multifamily 4 4 0 100% 18,950Arabi Single-family A 7 6 1 86% 35,200Arabi Single-family B 33 32 1 97% 179,402Chalmette Commercial 6 5 1 83% 33,375Chalmette Flood Zone A 473 431 42 91% 2,373,783Chalmette Multifamily 19 14 5 74% 72,123Chalmette Single-family A 85 75 10 88% 409,623Chalmette Single-family B 105 103 2 98% 557,261Meraux Commercial 1 1 0 100% 5,500Meraux Flood Zone A 126 121 5 96% 656,194Meraux Multifamily 10 8 2 80% 40,328Meraux Park 2 2 0 100% 10,000Meraux Single-family A 49 43 6 88% 220,383Meraux Single-family B 14 12 2 86% 69,240Poydras Flood Zone A 1 1 0 100% 5,000Poydras Single-family A 24 20 4 83% 121,803Violet Commercial 8 6 2 75% 30,810Violet Flood Zone A 30 30 0 100% 174,953Violet Multifamily 8 8 0 100% 36,100Violet Single-family A 59 55 4 93% 343,301Violet Single-family B 18 18 0 100% 91,458All Commercial 15 12 3 80% 69,685All Flood Zone A 927 838 89 90% 4,907,457All Multifamily 46 39 7 85% 192,729All Park/Woodland 5 2 3 40% 10,000All Single-family A 239 212 27 89% 2,391,146All Single-family B 170 165 5 97% 897,361All Combined 1402 1268 134 90% 8,468,378

Place NameRetention Category

Average Sale PriceAverage Sale PriceAverage Sale Price Average Sale Price per SFAverage Sale Price per SFAverage Sale Price per SF # of Available LLT Lots

Place NameRetention Category Average Minimum Maximum Average Minimum Maximum

# of Available LLT Lots

Outside Census Place Single-family A $55,651 $43,321 $207,500 $32.94 $29.43 $64.25 15Arabi Single-family A $75,842 $74,529 $83,717 $57.91 $54.88 $58.41 7Chalmette Single-family A $93,004 $80,264 $125,827 $60.10 $53.24 $66.00 85Meraux Single-family A $105,807 $59,074 $125,499 $62.09 $46.83 $69.57 49Poydras Single-family A $69,952 $53,701 $75,479 $50.56 $38.33 $57.71 24Violet Single-family A $65,003 $39,351 $84,675 $48.60 $23.70 $65.50 59All Single-family A $83,554 $39,351 $207,500 $54.94 $23.70 $69.57 239

Flood%Zone%A 927 838 89 4,907,457 57.95%Commercial 15 12 3 69,685 2.12%Single%Family 818 754 64 3,288,508 38.83%Multi%Family 92 78 14 192,729 2.28%Park/Woodland 10 4 6 10,000 0.12%

8,468,379


st. bernard parish louisiana land trust strategies-czb suggestions

Documents

don poland

nished comprehensive

comprehensive

ood prone

property values

commercial

st bernard

remaining