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Started By
Message
re: Developing swamp land
Posted on 1/21/18 at 9:39 pm to KajunKouyon
Posted on 1/21/18 at 9:39 pm to KajunKouyon
Would be reasonably sure that it would be wetlands. While you can do the permits yourself be prepared for a long process that will take you a very long time. Having done this in the coastal zone, I can give you some of what we encountered. You will only be able to develop your pad and driveway access. Saltwater marshland mitigation was selling at $8K a 1/4 acre the last time I checked and there was very little mitigation bank left so you can look for those prices to go up. This meaning that you have to buy in 1/4 acre plots for every bit of nature you are looking to change.
On the good side with the erosion issues that we are having I was recently told by a DNR employee that the policy has changed to "do no harm". As long as your not damaging things around you they are reportedly relaxing on some of the red tape that was there when I did mine.
Neighbor had to mitigate his lot, driveway and pad. A few years ago he got tired ot he mosquitos and cut the grass around his house. He got a visit from the Corp threatening to fine him into bankruptcy if he cut that marsh grass again.
SMH
On the good side with the erosion issues that we are having I was recently told by a DNR employee that the policy has changed to "do no harm". As long as your not damaging things around you they are reportedly relaxing on some of the red tape that was there when I did mine.
Neighbor had to mitigate his lot, driveway and pad. A few years ago he got tired ot he mosquitos and cut the grass around his house. He got a visit from the Corp threatening to fine him into bankruptcy if he cut that marsh grass again.
SMH
3
Posted on 1/21/18 at 9:49 pm to Reelscreamers
quote:thats about right
Saltwater marshland mitigation was selling at $8K a 1/4 acre
Posted on 1/21/18 at 10:01 pm to Cowboyfan89
Cheaper than a delineation and would probably tell if wet or not. But sounds like it's wet anyway.
Posted on 1/21/18 at 10:11 pm to Reelscreamers
quote:
This meaning that you have to buy in 1/4 acre plots for every bit of nature you are looking to change.
Not always the case. Depends on the quality and functionality of the land being impacted and the mitigation bank.
You may only need to buy 1 "credit" in some instances to mitigate for that 1/4 acre, and in other cases you may have to buy 4 credits.
I've seen mitigation go for $20k a "credit", with the required mitigation being 5 credits. $100k, and this was Bottomland Hardwood, which is the most common type of mitigation bank in Louisiana.
As far as DNR going "Do No Harm"...that's mostly irrelevant when it comes to whether you have to mitigate or not. The Corps could still require permitting even if the DNR does not, and vice versa. In many cases, the DNR and Corps will go with the same mitigation, assuming a bank is available to satisfy both requirements. If no suitable mitigation banks occur in the coastal zone (meaning the DNR has not approved any Corps-approved mitigation banks for use in CMZ permitting, or credits are not available in an approved bank), the Corps could make you mitigate outside of the CMZ while the DNR could make you pay into the in-lieu fee program. Basically, you pay double for mitigation.
I ran into a situation like this that nearly killed a project.
This post was edited on 1/21/18 at 10:14 pm
Posted on 1/22/18 at 7:32 am to Reelscreamers
quote:
Would be reasonably sure that it would be wetlands. While you can do the permits yourself be prepared for a long process that will take you a very long time. Having done this in the coastal zone, I can give you some of what we encountered. You will only be able to develop your pad and driveway access. Saltwater marshland mitigation was selling at $8K a 1/4 acre the last time I checked and there was very little mitigation bank left so you can look for those prices to go up. This meaning that you have to buy in 1/4 acre plots for every bit of nature you are looking to change.
I can say that we tried this with our property in leeville and it was more pain in the butt than it was worth. they complain about erosion but want you to pay to build up land
Posted on 1/22/18 at 8:40 am to Ron Cheramie
quote:I worked on a mitigation case last year. The buyer had already made over $1 Million on a piece of land he bought for about $200,000, and still had 25% of his total credits left plus some stream credits.
If it is a wetland (sounds like it is) you will have to mitigate for the wetlands Mitigation = $$$
Posted on 1/22/18 at 8:42 am to AlxTgr
quote:
The buyer had already made over $1 Million on a piece of land he bought for about $200,000, and still had 25% of his total credits left plus some stream credits.
And he's also obligated to fund the maintenance/upkeep of the bank into perpetuity.
Ain't nothing wrong with someone making money.
Posted on 1/22/18 at 9:04 am to tenfoe
quote:Right, but we had access to everything he had done from the very beginning, and upkeep was minimal. That was only going to get less and less as the designated species aged.
And he's also obligated to fund the maintenance/upkeep of the bank into perpetuity.
Posted on 1/22/18 at 9:18 am to AlxTgr
I'm not saying the prices are not outrageous and that people are killing the common man by making the price of development skyrocket, but some people think it's criminal for mitigation banks to make money (some make A LOT). I deal with it all the time, and I've seen some people go bankrupt trying to get a bank online. Not as many as those that make money, but it happens.
Posted on 1/22/18 at 9:26 am to tenfoe
quote:I just don't see how this sentiment comes up from what has been posted. Nothing in my posts implied this. It was a just the facts, ma'am type post.
but some people think it's criminal for mitigation banks to make money (some make A LOT).
Posted on 1/22/18 at 9:37 am to tenfoe
Right. The upkeep on some properties to keep them on acceptable shape is more than others. I know longleaf mitigation banks have to be burned and invasives under control. Would add up over time. Contract burning is some serious $
Posted on 1/22/18 at 10:02 am to AlxTgr
quote:
I just don't see how this sentiment comes up from what has been posted. Nothing in my posts implied this. It was a just the facts, ma'am type post.
Wasn't implying you feel that way. I know you know how stuff works. I was just saying that I hear from a lot of less-informed folks all the time that the price of mitigation is criminal, can't develop because of it, F the government telling me what I can't do on my own land, etc. Carry on.
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