Jefferson Parish is located next to the City of New Orleans between Lake Pontchartrain and the Gulf of Mexico. The Parish grew primarily as a result of population shifts from rural to urban areas in the 1960's, and from the central cities to suburbs in the 1970's. The population in 1990 was 448,306, which is 36% of the New Orleans Metropolitan Statistical Area. Jefferson Parish has an average density of 737 persons per square mile, and even though there are still some rural areas, it is classified as an urban county. In 1992 Jefferson Parish formed a Consortium with the City of Kenner (located in Jefferson Parish) and the neighboring rural parish of St. Charles in order to maximize resources under HUD's HOME Investment Partnerships Program. The Department of Community Development Programs in Jefferson Parish was assigned the responsibility of developing the Consolidated Plan.
The Consolidated Plan presents a vision for addressing community development needs in Jefferson Parish. It includes a One-Year Action Plan for spending approximately $7.73 million from the Community Development Block Grant (CDBG), HOME Investment Partnership Act and Emergency Shelter Grant (ESG) programs on housing and neighborhood revitalization activities in 1995.
The goal of the Consolidated Plan was to ensure that citizens, as well as private business and outside agencies, were involved in the process of developing and not just commenting on the Consolidated Plan. Towards this goal three (3) task forces were established and utilized. The "Parish Government" Task Force includes representatives of all major departments of the parish. The "Partnership" Task Force includes persons from the financial community and agencies involved in the delivery of housing, education and social services. The "Citizens" Task Force includes members of the parish's Citizens Advisory Committee (CAC), representatives of the Sheriff's Office and agencies that provide services to special needs groups, including juveniles and the homeless. These task forces helped form the vision statement for Jefferson Parish and discussed ways to better coordinate the efforts of their respective agencies. Task force members also helped distribute information to the organizations and interest they work with and represent.
Public hearings were held at 3 different locations in the parish, and CAC
members conducted 4 community meetings in conjunction with various neighborhood
groups and organizations to establish a clear "grass roots"
understanding of the needs and priorities of the citizens. In addition to
publishing notices in the newspaper, flyers for each community meeting and
public hearing were mailed to neighboring churches, civic organizations,
community centers and senior citizen centers. Following these hearings and
meetings there was a formal 30 day comment. During that time copies of the
draft Consolidated Plan were available for citizen review at city halls,
libraries, and public housing authorities located throughout the parish. Copies
were also distributed to the agencies and organizations participating in the
task forces. The Jefferson Parish Council approved the plan on May 24, 1995.
According to the 1990 Census, the population of Jefferson Parish was 448,306, down from the 1980 population of 454,592. The largest loss (7%) occurred among the white population which is now 351,170 as compared to 380,645 in 1980. The largest gain (75%) occurred among the Asian and Pacific Islanders which grew from 5,681 in 1980 to 9,986 in 1990. The 1990 Hispanic population was 26,611, up 22% from 1980, and the 1990 Native American population was 1,753, up 26% from 1980. Moderate growth is predicted for Jefferson, primarily on the west bank of the parish.
In general Jefferson Parish is a middle class community with small but distinct areas of poverty and substandard housing. As of 1990 16,206 households (25% of the total households in Jefferson Parish) were catagorized as low to moderate income households. Nineteen percent (19%) of these are renters and 7% are homeowners. Whites account for 78% of the total households and 29% have incomes below 80% of the Median Family Income (MFI). Blacks account for 15% of the households and 60% have incomes below 80% of the MFI. Hispanics account for 5% of the total and 38% have incomes below 80% of the MFI. Asian and Pacific Islanders comprise 2% of the total households and 36% of them are below 80% of the MFI.
Sixty-four percent (64%) of all occupied housing units are owner occupied
and 37% are rental occupied. The vacancy rate for the Consortium in 1990 was
15% or 32,548 units, and 29,987 of these are in Jefferson Parish. Two percent
(2%) of these are homeowners and 13% are renters. Most of the vacant rental
units are located on the west bank of Jefferson Parish.
The growth of Jefferson Parish is primarily a result of out-migration from New Orleans. Both Jefferson and St. Charles Parish share the special geographical features of the metropolitan region including extensive water coverage and large amounts of land that are not available for development because of periodic flooding. The economic base of the Consortium largely reflects that of southern Louisiana, i.e. the predominance of the oil and gas industry, fishing and agriculture. The unemployment rate from the 1990 Census was 6.9% for Jefferson Parish and 7.3% for St. Charles Parish.
Since the majority of housing in Jefferson Parish was built after 1950, most have modern conveniences necessary for safe and sanitary living conditions. Less than 5% of the housing was built prior to 1939. However, as the housing stock ages and suffers from insufficient maintenance, a growing incidence of substandard units can be expected.
In the older areas of Jefferson Parish in particular, property owners of both renter and owner occupied units have experienced difficulty with properly maintaining their dwellings. This is especially true among the elderly (14% of the population of the Consortium) because many of them are on fixed incomes and/or have physical limitations. According to the 1990 Census, 22% of all owner occupied units and 44% of all renter occupied units reported that their dwellings contained structural problems, lacked complete kitchen or bathroom facilities, or were overcrowded with more than one person per room. However, according to previous housing studies, 25,873 owner units and 27,683 renter units are suitable for rehabilitation. These conditions dictate that Jefferson Parish should concentrate its housing resources on the preservation of the existing housing stock.
The decline of the oil and gas industry beginning in 1982 created an economic recession in south Louisiana which finally bottomed out in 1987. Between 1982 and 1987 it is estimated that real income decreased by a third and over 165,000 jobs (27%) were lost. Many of the persons who lost jobs, as well as people entering the work force at that time, were forced to leave the state to find employment.
The effect of the population trends and economic decline can be seen in the housing trends. The number of new construction permits issued in Jefferson Parish for single family housing units between 1983 and 1990 indicates a steady decline in the market. From 1981 to 1983 permits rose from 1,420 to 2,586. However, this trend then started a steady decline and only 162 permits were issued in 1990. Additionally, due to a high number of mortgage foreclosures, some of Jefferson's housing is deteriorating as a result of being abandoned and remaining vacant for extended periods of time.
Housing Affordability, as defined by the National Association of Realtors, has gradually been increasing in the Consortium area as interest rates have fallen. The average cost of single family housing was $74,200 in Jefferson and $68,000 in St. Charles, while median rents in these parishes were $334 and $294 respectively.
According to the 1990 Census, the median family income (MFI) for the New Orleans MSA in 1989 dollars was $22,182. By comparison, the median family income was $32,446 in Jefferson Parish and $35,355 in St. Charles Parish. Only 25% of the families in Jefferson Parish are categorized as low income households. This is well below Louisiana and New Orleans averages, but it still means that 32,216 families earn less than 50% of the MSA median family income. Approximately 67% of all owner occupied households have a housing cost burden that exceeds 30% of their income, and 49% experience a burden greater than 50% of their income. Approximately 75% of all renters have a housing cost burden that exceeds 30% of their income, and 67% experience a burden greater than 50% of their income. Furthermore, 69% of all low income owner households and 77% of all low income renters have housing problems.
Jefferson Parish's relative affluence in the New Orleans MSA has resulted in a limited availability of affordable housing for low to moderate income persons. All indicators show a demand for more affordable rental housing and lower cost/less frills owner occupied housing, and the need to provide low income families with homebuyer training and down payment and closing cost assistance.
It is estimated that the homeless population in the Consortium exceeds 1,400 persons. The Louisiana Interagency Action Council For The Homeless concluded in 1994 that the increase in the homelessness is caused by a rising poverty rate as a result of the economic downturn, the decrease in the supply of available low income housing, and the limited availability of support services for people suffering from mental illness or substance abuse. The most pressing need for homeless families is to be effectively incorporated into the system of available services. Homeless individuals have a need for better and more simplified ways to access job training and assistance.
There are four (4) homeless shelter sites operating in the Consortium's area, but their combined capacity is considered modest at best. There are three (3) agencies providing transitional shelters and five (5) agencies operating permanent supportive housing programs, but it is estimated that there is a need to increase this service for families.
Approximately 1,041 of the 11,000 persons in Jefferson Parish that have been diagnosed with mental illness are either homeless, living with family members and want to be on their own, or are living in substandard housing. However, social agencies with housing programs are currently capable of housing only 54 mental health customers.
In the Jefferson Parish Consortium there are four (4) Public Housing Authorities (PHAs) that collectively operate 757 units in 48 separate locations that are available to low income tenants. The Consortium's public housing inventory is in very good condition. The Housing Authority of Jefferson also services 1,215 Section 8 existing certificates, 58 Moderate Rehabilitation certificates, and 200 voucher certificates to low and very low income families.
In cooperation with the Jefferson Community Action Program, the Jefferson Parish Housing Authority issues utility subsidies and distributes commodities. Additionally, Juvenile Services is assisting and organizing youth rap sessions which will promote discussions on teen pregnancy, substance abuse and other topics.
The Louisiana Constitution includes a $75,000 homestead exemption which limits the amount of property tax that a homeowner must pay. While this may appear to make housing more affordable, it has had a direct affect on the revenue raising ability of the parish and its ability to provide neighborhood services, parks, streets, etc. which are important to housing. It has also had the effect of transferring much of the property tax burden from homeowners to renters and businesses.
The only significant governmental barrier identified as having an adverse affect on housing affordability is federal environmental laws. Since much of the Consortium's land is located in areas designated as being located in the 100 year floodplain, both Jefferson and St. Charles Parish participate in the FEMA flood insurance program. Flood insurance is required for participation in federally subsidized housing programs, and housing building codes require the proper elevation of the base floor above sea level. In lower lying areas this elevation requirement is significant and it has increased the cost of new construction.
The Consortium, through the Jefferson Parish Department of Community Development Programs, will continue to offer a Fair Housing program involving counseling services, equal housing opportunity and the processing of housing discrimination complaints. Twice a year there is a Fair Housing Rights campaign involving the distribution of posters and ads in the local newspaper that announce rights related to Fair Housing. Efforts are made through direct mailings to churches, civic organizations, neighborhood centers, etc. to solicit applications from persons who are not likely to apply without special outreach.
Approximately 152,683 units (82% of the parish's 185,072 housing units) were built prior to the lead based paint ban from residential use in 1978. However, only 7,735 units (4% of the parish's housing stock) were built prior to 1940 during the time of the highest use of lead in interior paints. This relatively low number of older structures in Jefferson Parish suggests that lead based paint hazards may not exist in significant quantities.
The overall goal is to reduce or eliminate lead based paint hazards and prevent childhood poisoning. Towards this end the Jefferson Parish Housing Authority will require owners of Section 8 housing units to certify that abatement of any lead based paint has been implemented and/or certify that the units are free of lead based paint hazards. In the homebuyer and rehabilitation programs administered by the Department of Community Development Programs, units will be inspected for lead based paint, and all surfaces appropriately abated if lead is found. To date, however, there have been no cases of lead based paint poisoning reported by any public health agencies in Jefferson Parish.
The citizens and elected officials of Jefferson Parish agree that
improvements which provide an adequate water supply and fire protection, an
adequate sewer service and storm drainage system, and which provide for the
elimination of hazardous conditions are the most critical infrastructure needs.
Housing priorities include preserving existing housing for very low and low income persons, expanding home ownership among first-time low and moderate income homebuyers, and maintaining and increasing the supply of affordable housing for elderly, handicapped and other special needs groups.
The priorities for the homeless are to enhance housing and services to create a unified continuum of care network, and to expand services provided for homeless families and children. The priorities for other special needs groups are to promote independent living, and the independent living philosophy, for persons with disabilities, their families, service providers, and the community at large.
Community development priorities and objectives include coordinating community resources to encourage economic development, increasing employment among low/mod income persons, assisting in the development and expansion of minority-owned businesses, expanding public health services, and providing infrastructure improvements in low/mod income areas.
Operation Bootstrap sponsored by the PHAs in Jefferson and St. Charles Parish encourages Section 8 program participants to take part in education and training programs with the ultimate goal of reducing dependence on public assistance. Project Independence and LAJET assist AFDC and Food Stamp recipients with improving their literacy, education and employability.
In addition to these initiatives, the Consortium will continue to encourage businesses in the area to train and hire local residents, and encourage outside businesses to relocate into the area and hire very low income persons at a decent salary. The Consortium will also continue to encourage and support efforts to decrease school drop out rate and increase vocational and technical training in high schools.
The primary federal resources include CDBG, HOME, ESG, HOPWA, Ryan White CARE funds, and the Supportive Housing Program. The primary resources available from the State include the Louisiana ESG and JTPA programs. Local assets or resources which provide services to the community include an abundance of civic associations and neighborhood groups, hospitals, and financial and educational institutions.
The Jefferson Parish Department of Community Development Programs is
responsible for the implementation and monitoring of the Consolidated Plan.
There are, however, numerous other public and private agencies and community
based organizations that provide valuable services and play a major role in
executing components of the plan. Therefore, the parish offers technical
assistance to help build the capacity of these agencies and to establish and
build partnerships with and among these organizations. The monitoring of parish
subrecipients of HUD program funding is also treated as part of the technical
assistance program and serves as an opportunity for further capacity building
and team coordination.
The 1995 Jefferson Parish Action Plan outlines the proposed use of approximately $7.73 million of CDBG, HOME and ESG funds and program income. These funds are used to improve housing and public infrastructure, and to provide community facilities and services. Some of these program activities include:
| $1,292,453 | for rehabilitation of single family owner occupied homes | $ 150,000 | for CHDOs to train potential first-time home buyers in real
estate, credit, home maintenance, etc.
| $ 100,000 | for CHDOs to construct affordable single family homes
| $ 134,060 | for code enforcement to arrest neighborhood decline, including
the demolition of vacant, abandoned and dilapidated housing
| $ 500,000 | for construction and operation of new community health center
| $ 827,000 | for street, drainage and water improvements
| $ 476,500 | for renovations to existing public buildings and the design and
construction of a new community center and 2 new senior centers
| $ 325,000 | for the operation of a family care center for the homeless
| $ 420,000 | for economic development loan guarantees for businesses meeting
job creation criteria
| $ 350,000 | for Venture Capital program minority and women owned businesses | |
Based upon the 1990 Census, there are 30 neighborhoods in Jefferson Parish which contain a majority of low to moderate income persons. Based on relative need and priority, program funds and activities are targeted toward the revitalization of these areas. Additionally, program funds are allocated to nonprofit organizations and to other parish wide programs that directly benefit low to moderate income persons.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects; in addition: a table provides information about the project(s).
