被災市街地における住宅ストックおよび土地利用の長期的経年変化と不動産移管・再生プログラムの効果

ハリケーン・カトリーナ災害におけるニューオリンズ市の住宅再建に関する研究　その３

抄録

 This study clarifies the long-term change of post-disaster built environment of three neighborhoods in New Orleans after Hurricane Katrina (2005).Three neighborhoods experienced almost same housing damage by disaster, but have different attribution in terms of population and housing such as household income, race and homeownership etc. The selection of neighborhoods are determined in order to analyze what kind of factors given influence for built environment regeneration. The goal of the research is to examine the neighborhood-scale mechanism of built environment regeneration after mega disaster. The methodology is housing stock regeneration and land use field survey counting five times during 2009 and 2015. This research examines not only the recovery process of neighborhood-scale built environment but also the impact of property transfer and regeneration programs by local government which are Auction and the Lot Next Door program both of which aims to bring back buyout properties into real estate market.
 It is demonstrated that housing stock regeneration in Lakeview, the middle-high income and white neighborhood is achieved not only by middle-high income survivors' housing reconstruction but also third-party's property purchase who might have motivation in land speculation and for development benefit through local government's property transfer and regeneration programs. High property value which is affected by race and household income is one of factors which given influence for positive built environment regeneration. It is proved that property transfer programs are effective methods for this neighborhood which is achieved by encouraging multiple stakeholders to construct housing and manage properties, not adhering to housing "re"construction by pre-disaster homeowners.
 In Gentilly Woods, mixed race and low-middle income neighborhood, the percentage of buyout programs are relatively high, but the properties transfer and regeneration program only functions as decrease of blight properties but not increase of new housing stock. The absence of third-party housing construction stakeholder leads to the "empty lot immobilization" that is more apparent than other neighborhoods.
 Finally, Holy Cross, low-income and African-American neighborhood, number of blighted properties have been visible even after ten years after disaster. However, the percentage of empty lots are smaller than that of Gentilly after ten years and the incremental housing renovation remain ongoing process by survivors' housing reconstruction actions. The percentage of buyout properties are approxitemtly 3 % smaller, more people decided in-situ housing reconstruction, than Lakeview and Gentilly Woods which implies that residents' strong attachment for neighborhood might affect the built environment regeneration situation in the long-term process for the future.
 This research has not clarify the motivation of the property transfer and regeneration program and also the attribution of non pre-disaster homeowners who construct housing in neighborhood which is one of the factors that might give influence for built environment regeneration. These have to be proved in order to examine the mechanism and structure of built environment regeneration. It is possible to analyze the data of real estate transaction and the attribution of stakeholders by using the Assessors'' office of Orleans Parish. This is next research issue to be examined.