Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Prepared  by  czb  in

 collabora6on  with  MIG/W,  and  Don  Poland  Consul6ng

czb

Foreword

czb  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.    

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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.

Summary

By  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.

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Strategy

czb  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  case of  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).  

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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  costs d. It  creates  opportuni6es  for  increased  land  stewardship  by  private  owners,  but  to  publicly-­‐stated  standards   i. Reduces  Parish  carrying  costs  through  transfer ii. 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.  

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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  Value czb  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  Use Two  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:    Interim There  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.
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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  
927 - Flood Zone A 46 - Multi Family zoned (housing) 1,402 15 - Commercial/Industrial 2 - Parks (recreation) 3 - Woodland 409 - Single Family zoned (housing)

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.

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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.

213 239 1,402
LLT Total On stable blocks

SF Homes NOT along canals/waterways

409
SF Homes

26 170
On unstable blocks

SF Homes along canals/waterways

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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.

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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:
Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 2413 BLANCHARD DR 2801 BLANCHARD DR 2401 CAMPAGNA DR 14 CARROLL DR 14 CARROLL DR 28 CARROLL DR 28 CARROLL DR 2804 CHARLES DR 2821 CHARLES DR 2909 CHARLES DR 3004 CHARLES DR 3016 CHARLES DR 2007 CONGRESSMAN HEBERT DR 2021 CONGRESSMAN HEBERT DR 2021 CONGRESSMAN HEBERT DR 2209 CULOTTA ST 3312 DAUTERIVE DR 9 E CHALMETTE CIR 58 E CHALMETTE CIR 48 E CLAIBORNE SQ 77 E CLAIBORNE SQ 300 E ST JEAN BAPTISTE ST 800 ELLEN DR 2808 JACKSON BLVD 36 KEANE DR 2205 LENA DR 8512 LIVINGSTON AVE 26490 17279 15662 10384 10952 6821 17664 17119 10972 14444 8852 22968 20970 23782 26064 2574 3789 8356 2388 12476 24336 24375 21386 23073 24702 14273 6921 Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 8601 LIVINGSTON AVE 8637 LIVINGSTON AVE 8713 LIVINGSTON AVE 8904 LIVINGSTON AVE 2709 LLOYDS AVE 2721 LLOYDS AVE 2209 LYNDEL DR 2404 LYNDEL DR 63 MADISON AVE 707 MARAIS ST 2409 MARIETTA ST 2421 MARIETTA ST 2914 MARIETTA ST 2005 MUMPHREY RD 19 OLD HICKORY AVE 24 OLD HICKORY AVE 6 PACKENHAM AVE 6 PACKENHAM AVE 21 PACKENHAM AVE 53 PACKENHAM AVE 3213 PAKENHAM DR 3225 PAKENHAM DR 2720 PALMETTO ST 2816 PALMETTO ST 3020 PALMETTO ST 3100 PALMETTO ST 3124 PALMETTO ST 14160 14901 13855 10360 19425 17760 28817 23719 29539 11876 23603 29142 17012 15208 18527 5952 27464 18486 20174 22233 28811 10734 9175 3410 23000 28191 10506 Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 2144 PIRATE DR 2349 PLAZA DR 2400 PLAZA DR 2408 PLAZA DR 2712 PLAZA DR 3216 PLAZA DR 3312 PLAZA DR 3216 RIVERLAND DR 3509 RIVERLAND DR 2621 ROSETTA DR 3609 ROSETTA DR 2301 TRIO ST 2224 VERONICA DR 3233 VERONICA DR 3300 VERONICA DR 3320 VERONICA DR 2101 VOLPE DR 51 W CHALMETTE CIR 69 W CHALMETTE CIR 77 W CHALMETTE CIR 548 W SOLIDELLE ST 22257 17139 26613 29333 22410 18681 10725 15911 15971 2581 6434 27254 18831 23914 8729 3694 9614 28663 30056 6648 16480

When  approximately  75%  (57)  of  these  high  priority  LLT  lots  are  sold  to  quality  buyers  mee6ng  Parish  guidelines,  a  second  auc6on  can  begin.
Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  10  |  21

A  second  auc6on  would  include  the  unsold  18  proper6es  from  the  first  auc6on,  plus  this  next  set  of  high  priority  LLT  lots:
Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux 2913 BRADBURY DR 3009 BRADBURY DR 4105 CLAIBORNE AVE 2512 FRANCIS AVE 2409 LAWRENCE LN 2505 LAWRENCE LN 2401 LEGEND DR 2045 LIVACCARI DR 2401 LIVACCARI DR 2413 LIVACCARI DR 2200 MAUREEN LN 2201 MAUREEN LN 2221 MAUREEN LN 2324 MAUREEN LN 2412 MAUREEN LN 2413 MAUREEN LN 2901 MERAUX LN 3112 MERAUX LN 3204 MERAUX LN 3400 MERAUX LN 3409 MERAUX LN 7501 MERCURY DR 2309 MUNSTER BLVD 2312 MUNSTER BLVD 2320 MUNSTER BLVD 2405 MUNSTER BLVD 4001 NAJOLIA DR 14059 16438 22860 5236 9722 7422 6610 18979 12902 5539 11680 9723 21329 24696 10437 7285 18175 29064 8026 10526 3265 14190 15510 8170 13747 20247 5598 Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Poydras Poydras Poydras Poydras Poydras Poydras Poydras 4105 NAJOLIA DR 4117 NAJOLIA DR 2500 NANCY DR 2712 NUNEZ DR 2720 NUNEZ DR 2804 NUNEZ DR 2812 NUNEZ DR 2900 NUNEZ DR 2101 PAUL DR 2301 PAUL DR 2309 PAUL DR 2009 VENUS PL 2201 VENUS PL 2141 WALKERS LN 2237 WALKERS LN 2304 WALKERS LN 2317 WALKERS LN 2325 WALKERS LN 2325 WALKERS LN 2429 WALKERS LN 351 BAYOU RD 351 BAYOU RD 351 BAYOU RD 2204 E CHRISTIE DR 2001 EGRET DR 2008 EGRET DR 2004 FLAMINGO DR 11677 5517 9048 27967 29143 27386 12584 26696 10409 10650 14630 3308 20178 5669 15406 4755 9053 19190 17820 27067 14687 14607 4253 26375 13983 17993 23668 Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras Poydras 2320 FLAMINGO DR 2505 FLAMINGO DR 2413 KINGBIRD BLVD 1813 KINGFISHER DR 2104 REDBIRD DR 2112 REDBIRD DR 1825 ROBERT DR 1808 SUZI DR 1820 SUZI DR 2116 TORRES DR 2100 W CHRISTIE DR 2112 W CHRISTIE DR 2201 W CHRISTIE DR 2405 WARBLER DR 5368 17210 7955 3952 28179 27548 19012 15170 5254 29903 10873 20245 8934 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.

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  11  |  21

The  third  round  would  include  unsold  round  1  proper6es  (5  le]  of  the  original  18),  unsold  round  2  proper6es  (17),  and  the  following:
Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet 6409 1ST ST 6417 1ST ST 5621 3RD ST 5633 3RD ST 6312 4TH ST 5725 6TH ST 5905 6TH ST 2100 A ST 2817 ANGELIQUE DR 2908 ASHLEY DR 4 BORGNEMOUTH CT 2100 COLONIAL BLVD 2109 COLONIAL BLVD 2500 COLONIAL BLVD 2424 CORA ANN ST 2401 EDGAR DR 2417 EDGAR DR 2404 ELIZABETH CT 2512 ELIZABETH CT 2213 GENERAL PERSHING ST 2317 GENERAL PERSHING ST 2020 GUERRA DR 2100 GUERRA DR 2108 GUERRA DR 2400 GUERRA DR 2713 GUERRA DR 2728 GUERRA DR 14364 21427 14838 3914 4845 30139 4489 24781 12002 22411 19340 11771 17341 26275 28599 2387 13856 16275 19381 17754 20146 17135 25525 23737 21457 2976 24932 Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet Violet 2729 GUERRA DR 2813 GUERRA DR 3108 GUERRA DR 5 JAMIE'S CT 2213 KENNETH DR 2425 LICCIARDI LN 6428 LOUIS ELAM ST 6501 LOUIS ELAM ST 6515 LOUIS ELAM ST 2417 REPOSE ST 2501 REPOSE ST 2217 REUNION DR 2508 REUNION DR 2216 RIVERBEND DR 2300 RIVERBEND DR 2313 RIVERBEND DR 2801 RIVERBEND DR 2020 S RIVER PARK DR 2417 ST MATTHEWS CIR 5605 ST MATTHEWS CIR 2708 TARA DR 2808 TARA DR 18 VICTORIAN CT 8812 21445 8624 20466 24002 26039 3584 21575 11672 25742 29074 20457 18310 2923 2317 11665 26828 14035 21095 2133 18178 13618 9230 Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Outside Census Place Arabi Arabi Arabi Arabi Arabi Arabi 2824 BAYOU RD 2824 BAYOU RD 3427 BAYOU RD 1628 HEIGHTS DR 1636 HEIGHTS DR 1637 HEIGHTS DR 1641 HEIGHTS DR 1643 HEIGHTS DR 1800 HEIGHTS DR 1808 HEIGHTS DR 1820 HEIGHTS DR 1924 LINDA LOU DR 1940 SUGAR MILL DR 1956 SUGAR MILL DR 1511 ALEXANDER AVE 7208 ANNE ST 7216 ANNE ST 100 PERRIN DR 7224 PROSPERITY ST 7228 PROSPERITY ST 15654 26160 10307 23917 15336 14528 5645 17377 22712 12910 9771 27442 2773 25425 9754 8692 21340 21798 25339 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.  

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  12  |  21

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 Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi Arabi 1601 ALEXANDER AVE 7221 ANNE ST 7227 ANNE ST 1600 CENTER ST 7206 EASY ST 7210 EASY ST 7219 EASY ST 624 ERMINE DR 1904 ESTEBAN ST 1912 ESTEBAN ST 1924 ESTEBAN ST 2000 ESTEBAN ST 2008 ESTEBAN ST 7234 HATTIE ST 1721 MEHLE AVE 1916 MEHLE AVE 1928 MEHLE AVE 1929 MEHLE AVE 2005 MEHLE AVE 2105 MEHLE AVE 2126 MEHLE AVE 2134 MEHLE AVE 2210 MEHLE AVE 204 NORTON AVE 7219 PATRICIA ST 7224 PATRICIA ST 17395 29480 4257 29868 7665 10074 6114 27010 4536 2668 11050 27425 16893 27641 15356 22122 24902 2377 17597 2856 18354 18572 15358 13203 15942 21404 Arabi Arabi Arabi Arabi Arabi Arabi Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Meraux Violet Violet Violet Violet Violet Violet Violet Violet Violet 7227 PATRICIA ST 101 PERRIN DR 1805 ROSE ST 1809 ROSE ST 1815 ROSE ST 7221 SUCCESS ST 2709 BLOMQUIST DR 2801 BLOMQUIST DR 2809 BLOMQUIST DR 2817 BLOMQUIST DR 2512 LAWRENCE LN 2064 LIVACCARI DR 2208 LIVACCARI DR 2508 LIVACCARI DR 2500 PAUL DR 2521 PAUL DR 2045 VALMAR DR 5721 3RD ST 5704 4TH ST 5741 4TH ST 2109 EDGAR DR 2221 EDGAR DR 2204 GENERAL PERSHING ST 3113 GUERRA DR 2112 KENNETH DR 2120 KENNETH DR 10630 27649 9823 17305 5265 3376 12852 21390 18474 27698 26000 13371 21602 13769 6028 28129 26765 10664 21243 28838 8169 24784 4083 29563 9402 12001 Violet Violet Violet Violet Violet Violet Violet Violet Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 2200 KENNETH DR 2208 KENNETH DR 2216 KENNETH DR 2305 KENNETH DR 2304 REPOSE ST 2400 REPOSE ST 2408 REPOSE ST 2416 REPOSE ST 3012 BLANCHARD DR 3212 BLANCHARD DR 2813 CAMPAGNA DR 3309 CAMPAGNA DR 68 COCHRANE DR 77 COCHRANE DR 2420 CULOTTA ST 2704 DAUTERIVE DR 2816 DAUTERIVE DR 2905 DAUTERIVE DR 2916 DAUTERIVE DR 3209 DAUTERIVE DR 3217 DAUTERIVE DR 3321 DAUTERIVE DR 3329 DAUTERIVE DR 2704 DECOMINE DR 2712 DECOMINE DR 2813 DECOMINE DR 9283 26990 9726 18499 10929 6999 21258 9609 12903 24232 12310 4508 29192 12382 21705 15544 20303 25997 17923 11165 13019 28288 8567 5229 7455 5140

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  13  |  21

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 Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 3016 DECOMINE DR 3216 DECOMINE DR 3308 DECOMINE DR 3405 DECOMINE DR 53 E CHALMETTE CIR 59 E CHALMETTE CIR 704 E JOSEPHINE ST 709 ELLEN DR 3205 GALLO DR 61 JONES DR 66 JONES DR 70 JONES DR 65 LACOSTE DR 8525 LIVINGSTON AVE 2912 LYNDEL DR 3005 LYNDEL DR 3013 LYNDEL DR 3217 LYNDEL DR 3225 LYNDEL DR 3825 LYNDEL DR 3800 MARIETTA DR 3312 MARIETTA ST 3340 MARIETTA ST 605 N VILLERE ST 613 N VILLERE ST 2929 PALMETTO ST 19824 21148 10308 12260 17527 26819 14587 14570 28301 27477 23124 26445 5780 19899 12391 4228 2641 23381 6068 12133 27259 11038 25156 27849 9598 12418 Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 3009 PALMETTO ST 3017 PALMETTO ST 3109 PALMETTO ST 62 PATTERSON DR 65 PATTERSON DR 69 PATTERSON DR 70 PATTERSON DR 74 PATTERSON DR 2413 PECAN DR 2505 PECAN DR 2705 PECAN DR 3509 PECAN DR 2921 PLAZA DR 3000 PLAZA DR 3009 PLAZA DR 3724 PLAZA DR 2816 RIVERLAND DR 2905 RIVERLAND DR 2913 RIVERLAND DR 3001 RIVERLAND DR 2612 ROSETTA DR 2908 ROSETTA DR 3321 ROSETTA DR 76 THORNTON DR 2612 VERONICA DR 2701 VERONICA DR 8422 11585 28447 8198 2281 2597 3950 24281 5667 21414 3637 24396 29044 14915 22605 18300 27072 15677 18059 27399 11424 15934 2781 28557 10794 20755 Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette Chalmette 2921 VERONICA DR 3005 VERONICA DR 3408 VERONICA DR 2220 VOLPE DR 2308 VOLPE DR 2801 VOLPE DR 2921 VOLPE DR 3004 VOLPE DR 3005 VOLPE DR 3012 VOLPE DR 3209 VOLPE DR 3413 VOLPE DR 3421 VOLPE DR 612 W PROSPER ST 205 W ST AVIDE ST 13900 26345 18313 8324 7218 21321 20116 29756 2741 13997 27069 13200 25061 10990 22105

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  14  |  21

Auc6on  Summary No 1 2 3 Total  High  Value  LLTs Amount 75 68 70 213 Loca6on ChalmeVe Meraux,  PoVers Violet,  Arabi,  and  Elsewhere Type Single  Family  High  Return  Rate Single  Family  High  Return  Rate Single  Family  High  Return  Rate Possible  Previous  Auc6on  Carryover 0 18 17

4 5 Total  Lower  Value  LLTs

78 67 145

Arabi,  Meraux,  Violet,  ChalmeVe ChalmeVe

Single  Family  Low  Return  Rate Single  Family  Low  Return  Rate

21 8

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  encouraged to  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.

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  15  |  21

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.    

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  16  |  21

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 Proposed Mow Area

Conventional Mow Area

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  17  |  21

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

Arabi Chalmette

Woodland Multifamily Single-family (High-Impact Blocks) Single-family (Lower-Impact Blocks) Flood Zone A

Meraux
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

Violet

© czbLLC

Poydras

Overall  Disposi6on  Map

Arabi  LLTs

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  18  |  21

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)

Meraux

© czbLLC

Flood Zone A

Chalmette

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)
© czbLLC

Meraux  LLTs

ChalmeVe  LLTs

Report  to  St  Bernard  Parish  Government  -­‐  Disposi6on  Strategy  for  LLT  Lots Page  19  |  21

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

Flood Zone A Commercial Park Woodland Multifamily Single-family (High-Impact Blocks) Single-family (Lower-Impact Blocks)

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)

Violet

Poydras

© czbLLC

© czbLLC

Violet  LLTs

Poydras  LLTs

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Place Name Outside Census Place Outside Census Place Outside Census Place Outside Census Place Arabi Arabi Arabi Arabi Chalmette Chalmette Chalmette Chalmette Chalmette Meraux Meraux Meraux Meraux Meraux Meraux Poydras Poydras Violet Violet Violet Violet Violet All All All All All All All

Category Flood Zone A Multifamily Single-family A Woodland Flood Zone A Multifamily Single-family A Single-family B Commercial Flood Zone A Multifamily Single-family A Single-family B Commercial Flood Zone A Multifamily Park Single-family A Single-family B Flood Zone A Single-family A Commercial Flood Zone A Multifamily Single-family A Single-family B Commercial Flood Zone A Multifamily Park/Woodland Single-family A Single-family B Combined

Total Lot # Lot Size # No Data # of Lots Available Available % Known Size (of Known) 31 5 15 3 266 4 7 33 6 473 19 85 105 1 126 10 2 49 14 1 24 8 30 8 59 18 15 927 46 5 239 170 1402 16 5 13 0 239 4 6 32 5 431 14 75 103 1 121 8 2 43 12 1 20 6 30 8 55 18 12 838 39 2 212 165 1268 15 0 2 3 27 0 1 1 1 42 5 10 2 0 5 2 0 6 2 0 4 2 0 0 4 0 3 89 7 3 27 5 134 52% 100% 87% 0% 90% 100% 86% 97% 83% 91% 74% 88% 98% 100% 96% 80% 100% 88% 86% 100% 83% 75% 100% 100% 93% 100% 80% 90% 85% 40% 89% 97% 90% 263,162 25,228 1,260,837   1,434,364 18,950 35,200 179,402 33,375 2,373,783 72,123 409,623 557,261 5,500 656,194 40,328 10,000 220,383 69,240 5,000 121,803 30,810 174,953 36,100 343,301 91,458 69,685 4,907,457 192,729 10,000 2,391,146 897,361 8,468,378
Average Sale Price $55,651 $75,842 $93,004 $105,807 $69,952 $65,003 $83,554 $43,321 $207,500 $74,529 $83,717 $80,264 $125,827 $59,074 $125,499 $53,701 $75,479 $39,351 $84,675 $39,351 $207,500 Average Sale Price per SF $32.94 $57.91 $60.10 $62.09 $50.56 $48.60 $54.94 $29.43 $54.88 $53.24 $46.83 $38.33 $23.70 $23.70 $64.25 $58.41 $66.00 $69.57 $57.71 $65.50 $69.57 # of Available LLT Lots 15 7 85 49 24 59 239

Place Name

Retention Category

Average Minimum Maximum Average Minimum Maximum

Outside Census Place Single-family A Arabi Single-family A Chalmette Single-family A Meraux Poydras Violet All Single-family A Single-family A Single-family A Single-family A

Flood%Zone%A Commercial Single%Family Multi%Family Park/Woodland

927 15 818 92 10

838 12 754 78 4

89 3 64 14 6

4,907,457 69,685 3,288,508 192,729 10,000 8,468,379

57.95% 2.12% 38.83% 2.28% 0.12%

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