Real Estate Site Analysis & Feasibility_MixedUseProposal

Real Estate Feasibility Report
Mixed Use Development Proposal
West Esplanade Dr. & Williams Blvd. (14.98 Acres - Vacant Land)
Prepared for:
UNO Institute for Economic Development & Real Estate Research
Real Estate Site Analysis & Feasibility Report
Team Leader:
Jason Wyman

2 | P a g e
University of New Orleans
RE: A 14.98-acre site located at
West Esplanade Avenue, Kenner, LA
Dear Prospective Developer,
Pursuant to your request, an analysis has been made to find the Highest and Best Use of the captioned real
estate, in existing condition as of November 3, 2012 – the date of our most recent visit to the property.
This analysis is presented in a self-contained report format.
At present, the property consists of a 14.98-acre site. The site is zoned R-3, Multifamily Residential. It should
be noted that for the purposes of this analysis the legal restrictions of this zoning were not taken into
consideration as per instructions of the professor. Instead, a broader analysis of multiple zoning types was taken
into consideration for finding the Highest and Best Use of the subject.
It should be noted that information provided by the most recent survey of the property indicated that the
appraised site contains 14.98 acres. Per the same survey found in Jefferson Parish public records, the subject
site contains three servitudes measuring 15’ in width which run the entire length of the property (375’). Thus,
this analysis is predicated on the specific assumption that the survey is correct. Depending on the physical
layout of future improvements, the servitudes are not likely to pose any serious restrictions on the use of land.
If this discrepancy is of concern to any person, the analysts suggest retaining an expert to render a title opinion.

3 | P a g e
TABLE OF CONTENTS
Title Page…………………………………………………………………………………………………………1
Letter of Explanation…………………………………………………………………………………….………2
Table of Contents………………………………………………………………………………………….…….3
Section I: Introduction………………………………………………………………………………….…….4-5
Section II: City of Kenner Overview………………………………………………………………….…….6-20
Section III: Market Analysis……………………………………………………………………………….21-41
Micro/Macro Factors……………………………………………………………………………….21-31
Site Details…………………………………………………………………………………………...31-33
Zoning……………………………………………………………………………………………….34-36
Trade Area Definition………………………………………………………………………...…….37-41
Section IV: Supply & Demand……………………………………………………………………...……...42-50
Section V: Best Use Analysis…………………………………………………………………………….…51-56
Section VI: Conclusion and Recommendation……………………………………………...………........57-66
References……………………………………………………………………………………………………67-68
Appendix………………………………………………………………………………………...………….69-85

4 | P a g e
SECTION I. INTRODUCTION
Purpose:
The analysis problem, simply defined, involves finding the Highest and Best Use of a 14.98-acre site located in
the southeast quadrant of the Williams Boulevard/West Esplanade Avenue interchange in Kenner, Louisiana.
The analysis is to be used by the professor to discover the most feasible use of the land and any subsequent
improvements thereof.
Scope:
Scope of work includes,
(1) The extent to which the property is identified;
(2) The type and extent of data researched; and
(3) The type and extent of analysis applied to arrive at opinions or conclusions.

5 | P a g e
ASSUMPTIONS AND LIMITING CONDITIONS
This report is subject to the following assumptions and limiting conditions (imposed by the terms of the
assignment or by the undersigned) affecting the analyses, opinions and conclusions contained in this report.
1. It is assumed that title to the property is owned in fee simple title, free and clear, unencumbered, and
there are no leases, easements, liens, or other encumbrances on the property other than those listed in
this report.
2. No responsibility is here assumed for any matters which are legal or political, social, or economic
changed conditions which could influence real estate which changes take place after the effective date
of this valuation.
3. To the best of our knowledge and belief the statements of fact contained in this report, upon which the
analyses, opinions and conclusions expressed herein are based, are true and correct, but we assume no
responsibility for the accuracy of such information as title information, measurements, survey, and
other information furnished by the court records.
4. Any survey contained in this report is assumed to be true and correct, and it is also assumed that there
are no encroachments upon the property appraised except as noted herein. Any sketch prepared by the
analysts and included in the report may show approximate dimensions and is included to assist the
reader in visualizing the property; however, the analysts have not made a survey of the property.
5. The analysts assume that there are no hidden or unapparent conditions of the property, subsoil, or
structures, which would render it more or less valuable. The analysts assume no responsibility for such
conditions or for engineering which might be required to discover such factors.
6. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be
present on the property, was not observed. The analysts have no knowledge of the existence of such
materials on or in the property. The analysts, however, are not qualified to detect such substances. The
presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially
hazardous materials may affect the marketability of the property. The conclusions herein are predicated
on the assumption that there is no such material on or in the property that would cause such a loss. No
responsibility is assumed for any such conditions, or for any expertise or engineering knowledge
required to discover them. The professor is urged to retain an expert in this field, if desired.
7. The analysts are not required to give testimony or appear in court because of having made the report
regarding the property in question unless arrangements have previously been made therefore.

6 | P a g e
SECTION II. CITY OF KENNER OVERVIEW
The city of Kenner (QOL) Quality of Life
The City of Kenner offers a multitude of attractions and amenities catering to many different preferences with a
family‐friendly atmosphere that also attracts people from surrounding parishes. The city of Kenner has a sub‐
tropical climate with average temperatures during April-September of 77.5° and 59.8° during October-March,
annual rainfall averages 62 inches with 76% humidity.
Kenner Attractions and Entertainment:
River-town Historic District: Art & Museums
River-Town is located almost a half mile from the Louis Armstrong New Orleans International Airport
alongside the Mississippi River and encompasses a historical district that stretches 16 blocks. River-town,
offers cultural and family attractions that include an art gallery, planetarium, space station and multiple local
restaurants
Source: www.rivertownkenner.com
Cannes Brulees Native American Museum (NAM): Kenner’s (NAM) offers traditional & contemporary artworks
created by American Indian artists from Louisiana. Museum items that are on display include: basketry,
jewelry, tools, weapons, musical instruments, clay pottery, wood carvings, a model of their dwellings, paintings,
moccasins, a pirogue (dugout from a Cypress tree). The native museum also has events bi‐monthly on aspects
of Native American culture that include: Native American Basketry Day; (stone, wood & hide) works Day;
Louisiana Native American Festival; in addition to, Native American Music Day.

7 | P a g e
Fine Art Gallery: Displays the most remarkable Louisiana artist’s works.
River-town Repertory Theatre: Offers a season of plays, Broadway musicals, comedies and dramas with seating
for 300 people.
Mardi Gras Museum: Offers Mardi Gras memorabilia.
River-Town Educational Attractions:
Louis J. Roussel Jr. Planetarium and Mega-Dome Cinema offers planetarium sky shows & nature films.
The Space Station offers a tour of a NASA International Space Station, a Space Robot, a 4 billion year old
meteorite, a Mars photo gallery and a timeline of the U.S. space program. Exhibits of weather, electricity, the
human body, solar systems and world geography are available in the Science Complex. Children’s Castle offers
live music, magicians, puppets, dance & opera for the whole family.
Source: www.rivertownkenner.com
Entertainment Attractions:
Lake-Town (LT): On the shores of Lake Pontchartrain at the end of Williams Boulevard is a 30‐acre park
containing a boat launch, fishing piers, bike path, gazebo, and picnic areas. There are 7 shelters available at
Lake-town which service birthday parties, family reunions. Rental fees for the shelters are $5.00 an hour + $25
non-refundable deposit. Lake-town also hosts entertainment venues like concerts & car shows. LT also contains
the 70,000 sq. ft. convention center called the Pontchartrain Center. LT also has gaming on the floating
Treasure Chest Casino boat (www.kenner.la.us 35). Kenner has big plans for this site evidenced by their year
2028 Lake-Town Mater Plan. The new “Coconut Beach” is proposed to move to Lake-Town and will have 22
sand courts with a concession area near the Pontchartrain Center.
Source: www.laketownkenner.com

8 | P a g e
City Park (North Williams Blvd.)
Kenner City Park has over 30 acres on the corner of Loyola Drive and Vintage Boulevard that features
amenities such as: illuminated fountains, a bird sanctuary, ponds &
waterfalls, a walking track, a playground, and a pavilion. The Kenner
City Park Pavilion located at 3800 Loyola Drive has a total capacity of
200 people when standing and 100 people when seated to service
receptions, weddings & business meetings. The rental fee is $125 per hour with a 2-hour minimum. The deposit
of $110, ($100 refundable damage deposit) which incorporates 1 hour for set-up and 1 hour for clean up after
your event. Additionally, extra set-up time is available for $50.00 per hour.
Heritage Park (South Williams Blvd. near Mississippi River)
Heritage Park offers a trip through time, displaying cultural history via a replicated village of the 1900’s, which
includes a packing shed, ice house, traditional blacksmith shop, as well
as a gas station from the 1930’s era. Heritage Hall located at 303
Williams Boulevard and hosts a variety of events. For instance, an Arts
and Crafts Festival is a free, one‐day event held at Heritage Hall
featuring the work of over 40 local artists’ work, and at other times offer
music festivals. Back to the Beach Festival is an annual three‐day event during the weekend following
Memorial Day which consist of a ½ ‐ 2 mile run or walk along Lake Pontchartrain. The festival also offers a
“Bikes at the Beach” and a car show events. Further events include: “Music in the Park,” a series of evening
concerts each Friday night, annually, during the month of May, located on the back porch/stage of the Kenner
Produce Company located in Heritage Park. Heritage Hall is a 4,000 square‐foot bldg. positioned to service
Kenner City Park Pavilion
Heritage Hall

9 | P a g e
receptions, luncheons, showers, family reunions, weddings and business meetings and became a Historical
landmark when placed on the National Historic Register July of 1985.
Gaming Attractions:
If gambling is your thrill, the Treasure Chest Casino is located in Lake-town right on Lake Pontchartrain which
offers multiple table games, over 950 slot games, buffet style and dining restaurant as well as live
entertainment.
Recreation Attractions:
Outdoor recreational opportunities in Kenner include: golfing, water skiing, boating, camping and fishing on the
new concrete pier measuring. Indoor recreational opportunities include a bowling alley, indoor rock climbing,
fitness clubs, movie theaters, indoor skating rink and a children’s amusement center. Kenner provides many
family friendly recreational opportunities for children and adults by providing 10 gyms, 11 playgrounds, 18 tot
lots, and tennis courts. Additional recreational activities include: dance, gymnastics, art, karate, tennis lessons;
as well as, science, cooking and gardening classes.
Tourist Attractions include:
A. Fairgrounds Racing Museum (1032 Joe Yenni Boulevard)
B. Coca Cola Saints Hall of Fame (Museums; 409 Williams Boulevard)
C. River-town Repertory Theatre (Museums; 325 Minor Street),
D. B & L Amusement CO (Amusement & Theme Parks; 2001 Georgia Avenue)
E. Automatic Coin Inc. (Amusement & Theme Parks; 2 West 23rd Street)
F. B A G Amusement CO Inc. (Amusement & Theme Parks; 2232 Florida Avenue)

10 | P a g e
G. Coin It Up-Arcade (Amusement & Theme Parks; 1401 West Esplanade Avenue)
H. Climb-Max (Amusement & Theme Parks; 1401 West Esplanade Avenue)
Notable locations in Kenner:
A. Kenner Wastewater Treatment Facility
B. Kenner Tourism Information Center
C. Chateau Country Club
D. Chateau Estates Golf Course
E. Chateau Living Center
F. River-town Welcome Center
G. Saints Hall of Fame Museum
H. Mardi Gras Museum
I. Louisiana Wildlife and Fisheries Museum and Aquarium
J. Louisiana Native American Center
K. Freeport McMoran Daily Living Science Center
L. Children's Castle
M. Louisiana State Police Troop B
N. Pontchartrain Convention Center
O. East Jefferson Parish Levee District – Office
P. Kenner Fire Department
Q. North Kenner Library
R. Delaware Academy and Preschool
S. Louisiana Toy Train Museum
Kenner Notable Locations

11 | P a g e
Churches:
A. IglesiaVerbo
B. Faithful Word Assembly Church
C. Chinese Presbyterian Church
D. Chinese Baptist Church
E. Berean Christian Fellowship Church
F. Elizabeth Ann Seton Catholic Church
G. Messiah United Methodist Church
H. Nativity of Our Lord Catholic Church
I. Christ the King Lutheran Church
Parks:
1. Jefferson Downs Racetrack
2. A J Muss Bertolino Park
3. Woodlake Park
4. Miguel Park
5. Wentwood Park
6. Lincoln Park
7. Susan Park
8. Morgan Park
9. Morgan Playground
Churches
Parks

12 | P a g e
Shopping Centers:
1. Plaza 24 Shopping Center
2. The Kenner Center Shopping Center
3. Westland Shopping Center
4. Esplanade Mall Shopping Center
5. Pavilion Shopping Center
6. Pavilion at Esplanade Shopping Center
7. Westgate Shopping Center
8. Chateau Village Shopping Center
9. Commerce Center Shopping Center
Source: http://www.city-data.com/city/Kenner-Louisiana.html#ixzz2D7vSujmF
Three regional shopping centers are located in East Jefferson: the Lakeside Shopping Center, the Clearview
Shopping Center in Metairie, and The Esplanade Mall in Kenner. The Esplanade Mall, located at 1401West
Esplanade Avenue, features stores,
multiple restaurants and a newly
planned 14‐screen movie theatre on the
Esplanade mall site. The Esplanade is
Kenner's premier shopping destination
with over 100 stores including anchor
tenants such as Macy's, Target, Dillard's
and Dillard’s “Men Store”. Additional
tenants include: Victoria's Secret, Old Navy, The Gap, The Limited, Express Men, American Eagle Outfitters,
Shopping Centers

13 | P a g e
The Buckle, Love Culture, And Earth-bound Trading Company. The Food Court has many dining options such
as: Chick-Fill-A, Sushi to Go-Go, S-Barro, Subway and Smoothie King. The mall provides marketing support
to their tenants by allowing retailors to place their promotional advertisements on the mall website at
www.simon.com.
Further marketing support is offered by the by allowing retailor promotions to be email marketed directly to
loyal mall shoppers. The Esplanade mall has “rejuvenation stations” where customers have access to new soft
lounge areas with lifestyle amenities including: complimentary Wi-Fi, cell, computer & tablet charging stations.
The purpose of these comfort and technology upgrades is to increase customer satisfaction in order to build
customer loyalty.
Photo Source: http://www.simon.com/mall/the-esplanade/stores
Kenner Area Retailors (Williams Blvd.):
Office Depot, Wal-Mart Supercenter, Neighborhood Wal-Mart, PETCO, Party City, Academy, Sam’s Club,
Anna’s Linens, Michaels, Stein Mart, Rouse’s, Home Depot, A-1 Appliance

14 | P a g e
Media & Public Information:
The city of Kenner offers the “Kenner Star” to every registered voter household. The Kenner Star is a monthly
publication used as a communication tool to the residents of the city about current & future city business. Other
media channels include: the Times Picayune a partial weekly newspaper, New Orleans City-Business a business
publication, 10 local TV channels, and 16 FM & 11 AM local radio stations.
Business simulation incentives include “Shop Kenner First” promotions on aired on K‐TV Channel 76,
Kenner’s Government access channel consisting of videos and place cards identifying businesses to help
support & grow the local economy.
K‐TV Channel 76:
Kenner Government Access Channel on Cox Cable Channel 76 airs government and community programs
covering civic and cultural governmental and educational materials.
Police Department (KPD):
(KPD) community relations division offers several programs designed to increase crime prevention. Programs
include: Businesses Against Crime Program, Citizens Police Academy, and Neighborhood Watch Program; as
well as, women’s self-defense classes. (KPD) works closely with the Inspection and Code Enforcement
Department assisting on code violation sweeps in order to control any potential blight problems.

15 | P a g e
Code Enforcement (KCE):
(KCE) department is responsible for the enforcement of the Code of Ordinances, building inspections &
permits, local contractors, tradesmen & occupational licensing. (KCE) also manages National Flood Insurance
Program’s (NFIP) Community Rating
System (CRC), in order to reduce flood
losses to provide accurate insurance
ratings; while simultaneously promoting
flood insurance. Due to KCE successfully
improving the city’s CRC classification,
flood insurance policyholders pay lower
premiums for coverage. Further, during
2009 KCE & KPD launched a campaign to
decrease blight, remove abandoned cars
and locate citizens wanted by the law in order to improve Kenner’s Quality Of Life (QOL). For more
information about city flood maps refer to: http://floodhelp.uno.edu/Portal.aspx
Source: Kenner 2011 Economic Profile prepared by JEDCO
Disaster Planning & Emergency Response:
City of Kenner Emergency Plan covers its preparations, response, and recovery actions pre-& post natural
disasters such as: hurricanes, tornados, nuclear accidents, snow & freezing weather events. Kenner is well
prepared for problems that may arise due to adverse weather conditions via coordination of its response efforts
with Jefferson Parish, the state of Louisiana and the U.S. National Response Plans. Further emergency planning
has taken place to work in harmony with Jefferson Parish in developing a comprehensive emergency “protocol”
Kenner Flood Map

16 | P a g e
outlining storm evacuation and re-entry procedures. Comprehensive emergency plans have established a three-
tiered rating re‐entry system after threatening weather forces residents to evacuate. The three-tiered re-entry
rating protocol is designed to ensure that businesses and residents are afforded effective and timely re‐entry
back into the city & the parish. Consequently, all Kenner businesses must register for a re‐entry status and
provide proper credentials in order to re‐entry into the City of Kenner and Jefferson Parish. Source:
www.jumpstartjefferson.com
Health Care:
Ochsner Medical Center (OMC) located at the corner of West Esplanade Avenue and Loyola Drive is an acute
care community hospital that services patients by offering: advanced outpatient diagnostics & therapy care,
wound care, hyperbaric services, neuroendocrine tumor treatment and rapid detox programs. In 2008, OMC
won the “Press Ganey Compass Award” for being the most improved medical facility in patient and employee
satisfaction. Ochsner Medical Center’s Kenner location has only 6.04% of Jefferson Parishes’ total hospital
market capacity based on the number of beds in each hospital. Further, Ochsner Medical Center located in
Kenner is the smallest of their 3 Jefferson Parish hospitals. However, Ochsner is the only hospital located
within Kenner’s city limits and may possibly represent future growth for the medical community.
Capacity % of Jefferson Parish Hospitals
Jefferson Parish Hospitals No. of Beds
% of Total Market
Share Capacity
East Jefferson General Hospital 454 21.93%
Ochsner Medical Center - Jefferson 614 29.66%
Ochsner Medical Center - Kenner 125 6.04%
Ochsner Medical Center - West Bank 181 8.74%
River Oaks Hospital (Private Psychiatric Facility) 126 6.09%
Tulane - Lakeside Hospital 119 5.75%
West Jefferson Medical Center 451 21.79%
Total capacity 2,070 100.00%
(No. of total Beds in Jefferson Parish hospitals)

17 | P a g e
Meeting and Event Facilities
Chateau Golf and Country Club (CGC): (north of the Chateau Blvd. and West Esplanade Ave.)
CGC located at 3600 Chateau Boulevard is positioned to host dinners, wedding events and cocktail parties by
providing on site catering. Further, the CGC Grand Ballroom only can accommodate 500 non‐seated or 450
seated guests.
Pontchartrain Convention Center (PCC):
PCC possess46,080 sq. ft. column‐free exhibit space; 14,681 sq. ft. multi-purpose meeting rooms; a 35 ft.
ceiling height to accommodate large size mobile equipment exhibits. Attendees can range in size from 50 to
3,700 for a variety of purposes and events from concerts, cultural events, wrestling matches, Home & Garden
shows, to graduation ceremonies for local schools.
http://www.pontchartraincenter.com/site.php?pageID=23
Pontchartrain Center Capacity
APPROXIMATE CAPACITIES - 1ST LEVEL
ROOM Sq. Ft. Booths Booths2 Banquet Theatre Classroom
8'X10' 10'X10'
Pontchartrain A,B,C 46,080 280 235 1,780 - -
Pontchartrain A,B 34,560 207 176 1,780 3,720 1,500
Pontchartrain A 23,200 128 110 1,280 2,740 1,050
Pontchartrain B 11,360 6 53 500 980 450
Pontchartrain C 11,520 75 63 600 1,200 550
Meeting Room 1-3 9,286 48 42 450 900 465
Meeting Room 1 2,668 - - 120 220 128
Meeting Room 2 2,668 - - 120 220 128
Meeting Room 3 3,950 - - 200 325 180
Total Sq. Ft. 145,292
APPROXIMATE CAPACITIES - 2ND LEVEL
ROOM Sq. Ft. Banquet Theatre Classroom
Meeting Room 4 1,575 80 130 72
Meeting Room 5 2,425 130 220 100
Meeting Room 6 1,575 80 130 72
Lobby 9,750 - - -
Lakeview 2,552 100 - -
Total Sq. Ft. 17,877

18 | P a g e
Hotels:
Kenner hotels near the airport service both business and leisure travelers, and are all conveniently accessible
from the New Orleans Louis Armstrong International airport. Kenner hotels near the airport include:
1. La Quinta Inn New Orleans Airport (2610 Williams Boulevard)
2. New Orleans Airport Plaza Hotel (2150 Veterans Memorial Boulevard)
3. Comfort Suites - Airport (2710 Idaho Avenue)
4. Contempra Inn (2820 Williams Boulevard)
5. Holiday Inn Select Airport (2929 Williams Boulevard)
6. Sleep Inn Airport (2830 Loyola Drive)
7. Southern Comfort Corporate Suites (73 Schill Avenue)
8. Radisson New Orleans Airport (2150 Veterans Boulevard)
9. Fairfield Inn & Suites
10. Country Inn & Suites
Kenner Hotels with Meeting Space:
New Orleans Airport Hotels - Meeting Space
New Orleans Airport Hotels
(Meeting Space)
Hilton
Crowne Plaza
Radisson
LaQuinta
Hilton Garden Inn
Days Inn 2,240
Space Size (square feet)
21,564
12,000
12,000
2,400
1,650

19 | P a g e
Source: Google Images
Future Land Use Plans 2028
Future land use plans provide
the vision of future growth for
Kenner’s birth place through
policies, objectives, land use
designations and strategic
implementation. Land use plans
may be used as a reference to
developers and the public in
determining and deciding how
to redevelop the land. Future
land use plans may be found in
the “Patterns for Progress”
report on Kenner’s website
located at: www.kenner.la.us
River-town Master Plan (RMP) 2028:
River-Town master plan provides the guidelines for redevelopment of Kenner’s historic birth place and point of
origin by aligning its master plan principles to harness the competitive advantages of newly proposed master
plan growth options. The RMP gives guidance of how Kenner will improve traffic flow patterns while adding
walkable streetscapes to inspire mixed use revitalization of retail segments which will support the surrounding
residential communities.

20 | P a g e
Lake-Town Master Plan (LMP) 2028:
LMP’s purpose is to increase the ecological value of Lake-Town by using policies that guide & control the type
of improvements, designs, functions, arrangements & appearance of Lake-Towns newly proposed landscape.
Lake-towns master plan envisions a mixed-use development incorporating restaurants, retail, professional
offices & high‐density residential units. LMP is promoting a very active, family friendly recreational Lake-
Town district with the development of a nature center, amphitheater, water features, restaurant, carousel and
dog-park.

21 | P a g e
SECTION III. MARKET ANALYSIS
Macro Factors: National Economy
It is not feasible to discuss the influence that the national economy has on our analysis without first mentioning
the housing and financial market collapse that occurred in late 2007. This period, known as The Great
Recession, lasted from December 2007 through June 2009, and it saw the U.S. economy shrink 4.7%, making it
the worst recession since the Great Depression. Starting in 2010, indicators of economic growth began to
rebound and have continued through the most recent data findings.
Unemployment:
The Unemployment Rate during the recession reached a 26-year high of 10.2% in November 2009. While signs
of a strengthening job market are among us, there is still cause for concern as the most recent jobs report pegs
unemployment at 7.9%, as of October 2012, which represents a slight uptick from September 2012 (7.8%).
However, optimists point to the addition of more workers joining the labor force for the slight increase in the
unemployed measurement. The nation’s employers added 171,000 positions on net in October, surpassing
estimates and spreading across a broad base with nearly every industry adding jobs. Economists are hopeful that
once Congress addresses the fiscal tightening scheduled for the end of this year, job growth can speed up
further, allowing for 2013 to surpass expectations.
Dec. Dec. Dec. Dec. Dec. CHANGE CHANGE CHANGE % CHANGE % CHANGE % CHANGE
2000 2004 2005 2010 2011 2004 - 2005 2000-2010 2010-2011 2004 - 2005 2000-2010 2010-2011
GOODS PRODUCING:
Mining 13,100 8,700 9,400 7,800 6,800 700 -5,300 -1,000 8.05% -40.46% -12.82%
Construction 33,900 30,800 18,000 30,100 28,000 -12,800 -3,800 -2,100 -41.56% -11.21% -6.98%
Manufacturing 47,300 39,400 27,200 33,300 31,500 -12,200 -14,000 -1,800 -30.96% -29.60% -5.41%
TOTAL GOODS PRODUCING 94,300 78,900 54,600 71,200 66,300 -24,300 -23,100 -4,900 -30.80% -24.50% -6.88%

SERVICE PRODUCING:
Trans., Comm. and Utilities 40,700 29,600 24,500 24,600 25,800 -5,100 -16,100 1,200 -17.23% -39.56% 4.88%
Wholesale and Retail Trade 160,200 96,800 61,400 82,700 82,100 -35,400 -77,500 -600 -36.57% -48.38% -0.73%
Finance, Insurance, and Real Estate 31,400 35,700 24,800 24,600 25,000 -10,900 -6,800 400 -30.53% -21.66% 1.63%
Information 9,000 9,700 8,100 7,100 7,600 -1,600 -1,900 500 -16.49% -21.11% 7.04%
Services 195,400 264,500 141,500 231,800 239,800 -123,000 36,400 8,000 -46.50% 18.63% 3.45%
Government 107,000 107,100 93,500 83,000 82,700 -13,600 -24,000 -300 -12.70% -22.43% -0.36%
TOTAL SERVICE PRODUCING: 543,700 543,400 353,800 453,800 463,000 -189,600 -89,900 9,200 -34.89% -16.53% 2.03%
TOTAL 638,000 622,300 408,400 525,000 529,300 -213,900 -113,000 4,300 -34.37% -17.71% 0.82%

22 | P a g e
GDP:
According to the Bureau of Economic Analysis at the U.S. Department of Commerce, the gross domestic
product increased at an annual rate of 2.7% in the third quarter of 2012, exceeding analysts’ expectations of
2.0%. In the third quarter, real GDP increased 1.3%. The acceleration in GDP reflected a strengthening job
market, an increase in consumer spending (up 2% in the third quarter) and a recovering housing market.
However, the growth experienced since the end of the recession has begun to reach snail-pace. In the fourth
quarter of 2011, real GDP increased at an annual rate of 3.0% and has since continued to increase at a
decreasing rate. Damage from Hurricane Sandy, predominantly affecting the East Coast of the U.S., along with
the anticipated tightening of fiscal policy at the end of the year mean growth will decelerate in the fourth quarter
of 2012 through the first quarter of 2013.
Mortgage Rates:
At a national average of 3.34% for a 30-year fixed mortgage, mortgage rates are the lowest since applicable data
has been tracked by Freddie Mac in 1972. The lowest rates on record helped keep sales of previously owned
U.S. homes close to a two-year high in October 2012. Confidence among homebuilders, as measured by the
National Association of Home Builders, held at 41% in November 2012, the highest since June 2006. However,
the association still stressed that readings lower than 50% mean more respondents consider the conditions
“poor.” Housing starts increased to 872,000 in September 2012, a 15% increase from August and the highest
figure since July of 2008. According to the Federal Reserve System’s most recent Beige Book report in October
2012, all twelve reporting districts reported that existing home sales strengthened, in some cases substantially.
Selling prices were steady or rising in all districts as well according to the same report.

23 | P a g e
Micro Factors
Regional Economic Base:
Traditionally a major economic driver in the New Orleans MSA, since 03’, Oil production has been on a steady
decline, while gas production has seen a sharp increase since late 08’. However, over the past year, both crude
oil and natural gas have seen declines of 8% and 9% respectively.
Motor vehicle sales continue to increase steadily, recording a 3% rise within the past year.
Foreign Trade sits roughly 138% higher than pre-Katrina levels. The port of New Orleans recorded growth in
Imports and Exports by nearly 1% within the past year.
While casinos in the New Orleans MSA are still below pre-Katrina levels at about 71%, they are generating
comparable levels of revenue from fewer people.
Overall, the tourism industry has seen a steady improvement when compared with pre-Katrina levels. At 95%
of pre-Katrina levels, the hotel sector has seen a steady increase in hotel occupancy rates at about 1.3% over the
past year. The restaurant sector has seen an increase in the New Orleans MSA of roughly 162% when
compared to pre-Katrina levels. While airlines at the Louis Armstrong Airport seem to be offering fewer flight
options to rise occupancy per flight, while capacity contracted.
While construction contracts continue to be awarded in healthy amounts, related employment in the New
Orleans MSA has declined by nearly 5,100 jobs within the past year. Total employment in the construction
sector amounts to roughly 89% of the pre-Katrina levels.

24 | P a g e
Source: Louisiana Workforce Commission
Many reputable companies within these industries call Jefferson Parish and Kenner in particular, home. See
Appendix Table #1 for a detailed list of the top private companies in Jefferson Parish in order from largest to
smallest gross revenue.
Drive Time Analysis:
Because retail is a large portion of the economy, both in Jefferson Parish, as well as the City of Kenner, we have
included the drive time analysis below, which provides the current demand and future projections within a drive
time of 5,7, & 10 minutes from the subject project. The information in the drive time analysis gives an idea as
to which group of additional retail development can be supported now. Leakages and surpluses of supply and
demand are compared to derive at the noted figures.
0% 1% 1%
8%
7%
6%
15%
5%
1%4%2%6%2%
8%0%
16%
2%
10% 3%3%
Jefferson Parish Employment by Industry
Agriculture, forestry, fishing and hunting Mining
Utilities Construction
Manufacturing Wholesale trade
Retail trade Transportation and warehousing
Information Finance and insurance
Real estate and rental and leasing Professional and technical services
Management of companies and enterprises Administrative and waste services
Educational services Health care and social assistance
Arts, entertainment, and recreation Accommodation and food services
Other services, except public administration Public administration
Kenner Economic Base:
Kenner boasts a large concentration in
Mining, Transportation Equipment
Manufacturing, Wholesale Trade,
Health Care, Construction, and
Administrative & Waste Services.
Strong concentrations also include the
Arts, Entertainment & Recreation,
Accommodation & Food Services,
Retail Trade, and Transportation &
Warehousing.
Opportunities are emerging in Food
Manufacturing, Telecommunications,
Computer Systems Design and Motion
Picture & Digital Media.

25 | P a g e
Source: Esri and Infogroup
Global Competitiveness of Industries:
Kenner includes a network of excellent intermodal transportation including the Louis Armstrong New Orleans
Airport, federal interstate system, major highways and Class I railroads, and the Port of New Orleans, which is
located 12 miles downriver from Kenner.
This transportation network helps businesses within the Kenner City limits compete in the global marketplace.
Major upgrades to the Louis Armstrong New Orleans Airport and the port of New Orleans, as well as proposed
improvements to the railroad systems already in place will help grow the global competitiveness of Kenner in
the future.
Retail MarketPlace Drivetime Analysis
Industry Group NAICS # Current and ForcastedDemand 2010 Drivetime Profiles 2015 Drivetimes Forecasts
5 mins 7 mins 10 mins 5 mins 7 mins 10 mins
Other Motor Vehicle Dealers 4412 69.10 17.00 -18.20 67.70 14.50 -20.60
Home FurnishingStores 4422 5.80 -46.00 -46.40 7.50 -44.50 -44.80
BuildingMaterials and Supply Dealers 4441 33.50 -4.30 -6.30 29.80 -8.30 -10.20
Lawn and Garden Eq. and Supply Stores 4442 97.80 30.60 -9.40 98.10 38.50 -0.70
Specialty Food Stores 4452 16.60 0.70 -6.20 18.00 2.40 -4.50
Beer,Wine,and Liquor Stores 4453 -6.80 38.40 -4.80 -21.30 25.20 -18.20
Book,Periodical,and Music Stores 4512 19.40 27.40 -33.80 25.00 32.90 -28.30
Used Merchandise Stores 4533 29.60 -77.00 -64.90 25.60 -78.60 -67.20
Electronic Shoppingand Mail-Order Houses 4541 12.90 -3.60 -20.30 -19.60 -34.90 -48.50
VendingMachine Operations 4542 93.50 59.70 -5.40 91.40 49.80 -19.30
Specialty Food Services 7223 35.20 14.10 -25.40 33.90 12.80 -26.50
2010 drivetime profiles provide the actual difference between supply
and demand within the given drivetimes.
2015 drivetime forecasts provide the predicted difference between
supply and demand within the given drivetimes.
Only industry groups with potential for additional
demand were included.
Positive numbers indicate a demand surplus.
Negative numbers indicate a supply surplus.
-40 -20 0 20 40 60 80 100
5 mins2010 profile
5 mins2015 forcast

26 | P a g e
Pro-Business Stance of Local Government:
The local, parish, and state governments along with the Jefferson Parish Economic Development Commission
(JEDCO) offer many services to businesses that decide to incorporate within the city of Kenner. These services
include Financing, Taxes & Incentives. Taxes and Incentives will be discussed in the next section.
The financing tools listed below help to foster and retain new and existing businesses within Kenner and the
surrounding parishes.
 SBA 504 Loan Program – Provides growing businesses with long-term, fixed rate financing for major
fixed assets.
 EDA – Revolving Loan Fund (RLF) – Assists small business expansion projects by leveraging private
funds with low-cost, fully amortized term loan facilities.
 EPA Brownfields Cleanup Revolving Loan Fund – Provides financial assistance in the form of low-
interest loans for the environmental clean-up of designated EPS brownfield sites in Jefferson Parish.
 Louisiana Revolving Capital Fund (LRCF) – Supports small businesses and promotes economic
development in the community.
 Economic Development Loan Opportunity Program (EDLOP) – Provides direct loans to companies
located or expanding into Louisiana that created at least ten new jobs.
Source: Jefferson Parish Economic Development Commission (JEDCO)
In addition to Financing, Taxes & Incentives, the city of Kenner strives to offer a high quality of life. Kenner
boasts excellent meeting spaces for large and small groups alike, such as the Pontchartrain Convention Center
for large conventions, Heritage Hall, and the Pavilion located within Kenner City Park for luncheons, weddings,
reunions, etc.

27 | P a g e
Kenner also pours excessive resources into Land Use, Beautification & Preservation. By instituting a Pattern
for Progress, The Redevelopment Master Plan of Kenner’s River-town Area, and the 2028 Lake-town Master
Plan, Kenner have set goals to achieve a vision for the future growth of Kenner, which envisions a smarter city
with more mixed use communities and walkable streetscapes that encourage economic revitalization and
minimizes blight.
Finally, because of hurricane Katrina, the BP oil spill, and several other disasters affecting the New Orleans
MSA, Kenner has developed the City of Kenner Emergency Plan. As a result, Kenner and the remaining New
Orleans MSA has become a leader in emergency preparation and response. The lockstep manner in which
Kenner communicates with its neighboring communities ensures safe preparations and evacuations before
events, and a speedy recovery afterwards.
Economic Competitiveness of Local Incentives:
Over the past 10 years, the New Orleans MSA has gone through a transformation. A region once known as one
of the most corrupt and unhealthy business climates in the country, Kenner and the surrounding parishes are
consistently named in magazines and new articles across the country as one of the top places to start a business.
While the idea of cleaning up corruption and an improving school system help make the area more attractive to
businesses, the local incentives & tax credits make it financially feasible. Listed below are just a few of the
incentives offered to businesses who decide to incorporate within Kenner.
 Enterprise Zone (EZ) Program – Provides Louisiana income and corporate franchise tax credits to
eligible businesses hiring at least 35% of their net new employees from a specified targeted group.

28 | P a g e
 Quality Jobs Program – Qualifying businesses receive an annual payroll rebate at a rate of up to 6%
for new direct jobs for up to ten years, as well as a state sales tax rebate on materials purchased for new
infrastructure, machinery, and equipment.
 Industrial Property Tax Exemptions – Manufacturing operations are eligible for a local property tax
exemption on new investments including improvements to land, buildings, machinery, equipment, and
any other property that is part of the manufacturing process.
 New Markets Tax Credit (federal and state) – Allows individual and corporate taxpayers to receive
credits against federal and state income taxes for making qualified equity investments in Community
Development Entities (CDEs).
 Inventory Tax Credit Program – Manufacturers, distributors and retailers are eligible to receive a
100% credit of local inventory taxes paid.
 Customized Software Sales Tax Exemption – Companies purchasing certain customized computer
software are exempted from paying Jefferson Parish sales and use tax imposed on retail sales.
 Angel Investor Tax Credit – Enhances the Louisiana entrepreneurial business environment by
rewarding qualified individuals for investing in early stage, wealth-creating businesses.
 Technology Commercialization Tax Credit – Offers a refundable commercialization tax credit on
state income, corporate or franchise tax liability to encourage Louisiana businesses to commercialize
research conducted at a regionally accredited college, technical school or university in Louisiana.
 Research and Development (R&D) Tax Credit – To encourage research and development in
Louisiana, Taxpayers are offered a refundable tax credit to be applied against state income or corporate
franchise taxes.

29 | P a g e
 Motion Picture Tax Incentives – Investors in state-certified productions with a total base investment
greater than $300,000 qualify for a fully transferable Louisiana investment tax credit of 30% of the in-
state spends.
 Sound Recording Investor Tax Credit- Available to businesses in the digital media and software
industry that develop products including video games, simulation/training software and social media
applications.
 Digital Interactive Media and Software Tax Credit – Available to businesses in the digital media and
software industry that develop products including video games, simulation/training software and social
media applications
 Musical and theatrical Production Income Tax Credit – Investors in state-certified musical or
theatrical productions qualify for transferrable tax credits according to their total base investment.
 Jefferson Parish Film Industry Incentive Program – Productions that have their principal Louisiana
production office or use a soundstage/alternative filming located in Jefferson Parish may be eligible to
receive a 3% cash rebate on local expenses.
Skilled Labor Pool:
The New Orleans MSA offers a skilled labor pool that not only competes with cities of comparable markets, but
is also growing by an increasing rate due to many programs implemented within the last few years by the local
and state government.

30 | P a g e
An additional 20,000 students attend technical and two year colleges. Delgado Community College, which has a
student base of over 18,000, is rapidly growing due to the integration of new demand courses within the digital
media and film industries.
Aside from the variety of educational options available within the New Orleans MSA, local and state
governments also offer a variety of workforce training assistance programs. Listed below are a few resources
available to new businesses looking to expand into the New Orleans MSA.
 Louisiana Fast-Start -Provides project evaluation, workforce solutions, material development, pre-
employment identification, evaluation and feedback, course delivery, customized training and core skills
training for new or expanding companies.
 On-The-Job Training (OJT) – Reimburses 50 percent of qualified wages during the training period of
new or existing employees with occupational skills that are typically required to obtain employment or
advance within the company.
 Incumbent Worker Training Program – Can pay most of a company’s new eligible training costs,
including equipment, teaching materials and instructor time, as well as providing customized training for
existing employees as well as pre-employment training for non-incumbent workers by an approved
training provider.
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
New Orleans Birmingham Houston Jacksonville Memphis
% MSA Household Population 18-34 Yrs old with
Bachelor's Degree or Higher
The City of Kenner is within driving
distance to a multitude of 4 year colleges
and universities, medical and law
schools, two year colleges, and technical
colleges.
Over 60,000 students attend universities
such as Tulane, Loyola, Xavier, and the
University of New Orleans.

31 | P a g e
 Small Business Employee Training Program – Employees may obtain training from any approved
standardized training course or program from an institution, trade association or the manufacturer of a
specific piece of equipment.
 Career and Business Solutions Center – Provides job recruitment and applicant screening assistance
SITE DETAILS
Kenner Site: West Esplanade Avenue & Williams Blvd.
Total Site: Vacant land
Approximately 15 acres = consisting of (2) x 7 1/2
acre parcels (652,500 sq. ft.)
Length: (Frontage): West Esplanade Avenue 1,740 ft.
Width: Roosevelt 375 ft., (depth on Williams Blvd.)
Development Option: Single or multiple tenants; will subdivide for smaller tenants
Land Use & Zoning: Past zoning- R-3 Multi-family
Future Land Use: Mixed Use – Retail, Office & Residential
Property strengths: Location, accessibility, visibility, size
Mixed Use: Retail, light Commercial, Office and Residential use

32 | P a g e
Left Lot:
Right Lot:

34 | P a g e
ZONING
Site Location:
West Esplanade Avenue
&
Williams Blvd. / Roosevelt Blvd.

35 | P a g e
Commercial Zoning
In Orleans Parish, commercial zoning categories are:
MS: allows RM-2 uses plus medical, parking garages, adult day care.
RO: allows RM-2 plus office, motels, clinics.
RO-1: retail, hospitals, clinics.
B-1: allows RM-1 uses plus retail, hospitals, clinics.
B-1A: allows RM-2, hospitals and retail, but not boarding houses.
B-2: allows RM-2, hospitals and retail, but not timeshares.
C-1: allows RM-4, B-1 and B-2, apartment hotels, boarding houses, and retail.
C-1A: allows RM-2, except for timeshares, RM-4 and retail.
C-2: allows B-1 or B-2, RM-4, and retail.
The Kenner site is categorized in Zone C, the Planning Department is responsible for helping guide Kenner's
physical development. They exercise responsibilities affecting the physical appearance of the City. That
includes oversight of the recently adopted Pattern for Progress land use plan, which establishes a vision
statement, and recommendations to help lead and facilitate decision making on land use matters that directly
affect the physical improvement of Kenner. The Planning Department's operational goal is to maintain a high
quality of public service to the Kenner community through its four organizational divisions. That includes:
Comprehensive Planning (i.e. Land use and Zoning)

36 | P a g e
Zoning Applications
Alienation of City Owned Property
Amusement Center
Applicability of Landscape Ordinance
Checklist
Board of Zoning Adjustments
Zoning Verification Request Form
C-2 Uses in an Industrial Zoning District
Closing of an Alley
Community or Group Home
Conditional Use
Day Care Center
Fee Schedule
General Advertising Sign
Hazardous and/or Obnoxious Use
Historic District
Minor Site Plan Change
Mobile Home
Modular Home
Nonconforming Residential Structure
Planned Unit Development
Resubdivision (2 Acres or more)
Revocation of a Servitude
Rezoning
Simple Resubdivision (Less than 2 Acres)
Street Name Change
Tree Permit Application
Use on a Property Zoned AH-I, Aviation
Heavy Industrial
Zoning Request Form

37 | P a g e
Trade Area Defined by (5, 7, and 10) minute Drive Times with Traffic counts:
Source: ESRI - MPSI (Market Planning Solutions, Inc.) Systems Inc. d.b.a. Data-Metrix:
STDB-online reports Drive times 5, 7, 10 minutes

38 | P a g e
TRADE AREA
Description of TRADE AREA
LOCATION
The subject property is located on the east side of Williams Boulevard with frontage on the south side of West
Esplanade Avenue, a main residential and commercial transportation thoroughfare. The property has additional
frontage on the west side of Roosevelt Boulevard that proceeds into a residential subdivision. The City of
Kenner is west of Metairie, and for the most part, is locally considered an extension of Metairie growth patterns.
Metairie and Kenner are both commonly referred to as “East Jefferson.” However, Kenner has its own
government, independent from that of Metairie. The city of Kenner is located in the western section of Jefferson
Parish. The subject's general neighborhood boundaries are described as the commercial corridor along
Williams Boulevard from Interstate Highway 10 (I-10), northward to Lake Pontchartrain. Its general
boundaries are I-10 to the south, Loyola Drive to the west, Lake Pontchartrain to the north and Power
Boulevard to the east.
Trade Area is defined by 5, 7, & 10-minute drive times from the subject Property.
ACCESSIBILITY AND VISIBILITY
The subject property has good accessibility from the city of New Orleans and surrounding parishes. East to
West traffic routes are West Esplanade Avenue, I-10 and Veterans Boulevard. I-10 provides a directly
accessible interstate highway that travels both, east into Orleans parish and west into St. John and St. Charles
Parishes. On the other hand, Williams Boulevard travels North and South, starting from Jefferson Highway on
its southern end and extends northward to Lake Pontchartrain. Therefore, Williams Blvd. and West Esplanade
Ave. both provide the most direct access to the subject property and surrounding neighborhoods.

39 | P a g e
PUBLIC UTILITIES
Public utilities are provided by & include:
Electricity from Entergy-Louisiana
Natural gas by Atmos Energy Louisiana
Water service from Jefferson Parish water Department
Wastewater & drainage from the City of Kenner
Telephone (land line), Cable & Internet services from AT&T and Cox Communications
MASS TRANSIT (TRANSPORTATION)
The neighborhood is served by public transit bus service via Williams Boulevard. Bus transit serves the area
well because of the growing number of households that don’t own a vehicle. Per STDB online, data figures of
households that don’t own a vehicle increased 2.89%, over the decade from years 1990-2000.
Source:
http://www.jeffersontransit.org/maps.htm
Bus Route
(Kenner Loop # 201)
Jefferson Parish Regional Transit Authority (RTA)
Routes & Coverage area

40 | P a g e
MAJOR TRAFFIC PATHWAYS
Interstate 10 (I-10) is the primary east-to-west transportation linkage for regular and commuter traffic. Veterans
Blvd. is the secondary east-to-west transportation linkage. Veterans Boulevard provides a concentration of
commercial property along its frontage in addition to easy access to the residential subdivisions mainly located
immediately behind commercial developments. Residential subdivisions are linked together with intersecting
streets that provide linkages for travelers to bypass main traveling corridors such as Veterans Blvd. during high
traffic congested times of the day. Airline Hwy. (Hwy. 61), south of the I-10, is used for east-to-west travel and
provides a linkage for drivers stretching from Metairie all the way to Baton Rouge. Williams Boulevard is the
major north/south thoroughfare in the area and is primarily developed with dense retail commercial
establishments. Williams Blvd. serves multiple residential neighborhoods that surround its location and is one
of the most traveled roads in the city of Kenner, behind I-10 and Veterans Blvd. Development of Williams
Blvd., south of I-10, occurred between the 1950’s – 1960’s, whereas, Williams Blvd. north of the I-10 was
primarily developed during the 1970’s. West Esplanade Ave., resembling Veterans Blvd., also has commercial
property along its frontage areas, as well as, easily accessible residential subdivisions along its route. West
Esplanade Ave. is used by drivers as a thoroughfare, allowing smooth travel from Kenner into Metairie for east-
to-west travel, allowing drivers to bypass traffic congestion on I-10 or Veterans Blvd.
GROWTH & COMMERCIAL DEVELOPMENT TRENDS
The lower portion of Williams Boulevard below Airline Highway is considered "Old Kenner". The Metairie and
Kenner areas essentially grew together during a growth era in New Orleans from 1950-1980. As New Orleans
grew towards the west, Metairie and Kenner grew initially for residential purposes due to its easy access to New
Orleans. Throughout the years development spread to Airline Highway, which links New Orleans and Baton
Rouge, also was a major link from New Orleans to the Metairie and Kenner areas. Later developments of Veterans

41 | P a g e
Memorial Boulevard caused the development growth to shift northward, making Veterans Blvd. the next key east-
to-west linkage. Since 1970, Jefferson Parish’s growth transitioned commercial development onto Williams
Boulevard, which in turn helped increase land values between Veterans Boulevard and 39th Street. Substantial
new retail developments have taken place since the 1970’s. Metairie and Kenner has a fully developed residential
market and remains economically connected to New Orleans as a base for employment for East Jefferson residents.
Older, middle class residential areas surround the subject property. Moreover, east & west residential
subdivisions of Williams Boulevard are predominately improved single-family and multi-family properties that
were developed during 1960-to-1980. Today, these older single family homes range from $150,000-$275,000 in
price. The newer subdivisions between West Esplanade Ave. and the Lake range from $250,000-$500,000 in
price. Further, homes close to Lake Pontchartrain range upwards of $500,000 in price. Commercial
developments along Williams Boulevard consist of gas stations, convenience stores, office buildings, banks, fast
food restaurants, retail clothing, grocery stores and small strip center establishments. Williams Blvd. consists of
predominately retail for personal services, consumable items or discount retail products.
DEMOGRAPHICS:
Demographics /Drive Time Analysis include:
1) Total Population 2) % Males
3) % Females 4) Population By Race
5) Population By Age 6) Total Number of Households
7) Household Size 8) Household Income
9) Number of Households By Income 10) Disposable Income By Age of Households
11) Disposal Income & Net Worth 12) (5-60 minute) Travel Time to Work
13) Education Attainment 14)
See Appendix Tables #2 - #18 for detailed information of demographics by drive time, and population.

42 | P a g e
SECTION IV. DEMAND AND SUPPLY
RETAIL
There is a large retail market potential in the City of Kenner. The total amount spent on retail in Kenner in 2010
was $843,948,773 as compared to $369,821,227 spent in the selected trade area. There are several shopping
centers in the City of Kenner that offer excellent visibility and can accommodate various space needs. Some of
the commercial strips support both residential neighborhoods and customers not only in Kenner but inside the
metropolitan area as well. One of the major retail centers in the market area is The Esplanade Mall. There are
over 1100 commercial spaces located in the Kenner, of that there are 326 retail trade locations broken down into
categories displayed in the chart below.

43 | P a g e
Population:
The population in the primary trade area of Kenner has been on a steady decline for the past 20 years. In 2011 it
is estimated to be about 109,048. The area selected for analysis had a population calculated at 42,323 in 2010
nearly 8% lower than that calculated in 1990. The projected population for the Kenner trade area in 2015 is
approximately 2% lower which suggests the decline is progressing at a slower rate. The retail trade area
population was estimated at 12,419 in 2010. Below is a table that shows the population for 2010, 2011, and
2016 in the retail trade area and the income levels within 5, 7, and 10 minutes of drive time from the site.
Drive Time 2010 2011 2016
5 Minutes Population 17,219 17,182 16,906
Median
Income
$63,168 $69,255
7 Minutes Population 63298 63089 62038
Median
Income
$52,626 $58,252
10 Minutes Population 147337 146690 143987
Median
Income
$49,695 $55,682

44 | P a g e
After reviewing the data from the chart, it shows that the populations are slowly decreasing but the income
levels are steadily increasing over the years which suggests that the area spending will likely increase as well.
Income
In 2009, Jefferson Parish had a per capita personal income of $43,862, which was 117% of the state average of
$39,635. The Parish’s total personal income ranked first in the state and accounted for 11.5% of the state total.
Below is a chart that shows the per capita income in the region, state and how the area compares to the national
average.
The median household income in the primary market area is $52,627.

45 | P a g e
Availability of Sites:
There are over 60 acres of vacant retail property in Kenner. Development sites range in size from approximately
one acre to 25 acres. Average parcel size is approximately six acres.
See Supply Pipeline in Appendix, Tables #19 and #20.
OFFICE
Office buildings can be found in a wide range of sizes, locations, and quality. For the Kenner study, we focused
on factors such as Business Service and Professional employment growth rates, available sites, and zoning
(previously mentioned), which are the most relevant aspects to consider according to our target market.
Business Service and Professional Employment Growth
Total employment in Jefferson Parish has remained steady over the past three years, reaching approximately
90% of the pre-Katrina level. In one of the largest employment sectors of the parish, retail trade, employment
has almost fully recovered, reaching 95% of its pre-Katrina level. In health care and social assistance, another
large sector in the parish, employment exceeded the pre-Katrina level in 2009 (at 102%) and has maintained
that recovery to-date (at 106%).
Retail Class Fall 2011 Fall 2010 Fall 2009 Fall 2011 Fall 2010 Fall 2009 Fall 2011 Fall 2010 Fall 2009
A 556,054 556,054 556,054 94.1% 85.0% 84.6% $16.25 $16.25 $17.25
B 162,619 162,619 166,334 80.1% 60.5% 52.9% $14.00 $10.00 $8.00
C 302,958 302,958 267,748 91.0% 90.2% 89.5% $11.77 $13.71 $13.65
MALL 910,000 910,000 910,000 94.0% 83.0% 84.6% N/A N/A N/A
FreeStanding Retail 626,000 626,000 626,000 93.6% 93.6% 93.6% N/A N/A N/A
Retail (Not Including
FreeStanding Retail)
1,931,631 1,931,631 1,900,136 92.4% 82.8% 82.5% $14.01 $13.32 $12.97
Retail
Rental Rates
Kenner
Rentable Area Available Occupancy Rates (%)

46 | P a g e
Aggregate job counts for the metropolitan area rose slightly to 525,500 as of June 2012. While the change did
not considerably move overall employment closer to the pre-Katrina level (still at 87%), approximately 1,500
additional jobs are now supported in the local economy since the last anniversary of Hurricane Katrina.
The largest net employment gain in the metropolitan area took place in the private education and health services
industry. An increase of approximately 4,300 jobs resulted from growth in private educational services,
reflecting a seasonal trend of summer hiring in education. Slight gains were also posted within the health care
and social assistance sector (500 jobs).
With a net gain of 4,300 jobs, the New Orleans leisure and hospitality industry posted the second largest
increase in jobs since July of 2011. Overall, the leisure and hospitality industry as a whole has nearly reached
full recovery, as it currently stands at 91% of pre-Katrina employment.
Over the first half of 2012, the New Orleans area unemployment rate has been moving closer to that of the U.S.
(8.3%). The local unemployment rate most recently averaged 7.4% according to second-quarter reports, a slight
decline from the 7.7% rate noted at this time last year.
As first attained in 2010, wages still exceeded pre-Katrina levels within each employment sector in the New
Orleans MSA by the end of 2011. On average across all sectors, weekly wages were $937 in 2011, a slight
decrease from the $962 weekly average observed in 2010.
Source: Metropolitan Report Vol. 23
The unemployment rate in Kenner is 6.10%, with job growth of -1.11%. Future job growth over the next ten
years is predicted to be 14.3% by major occupational group. The income per capita is $24,826, which includes
all adults and children. The median household income is $49,768. The highest employment trends by major
occupational groups are in sectors of Office and Administrative support, Sales, Food Preparation and Services,
Education, Transportation, Management, among others. The projected growth in 2020 shows a higher rate in

47 | P a g e
Personal Care and Service, and Healthcare Practitioners and Technical Occupations. See Appendix, Tables #21
and #22.
In the Kenner Site Office Primary, the Census of 2000 shows a decrease of 0.01% total family income base per
year, but an average family income increase of 3.71% ($43,472 in 1990, and $62,549 in 2000). Over the same
period in the Office Secondary report shows a family income base decrease of 0.11% per year, and an average
family income increase of 3.64%. If we compare the same data with the Office Tertiary in the same period, we
notice that the total family income base per year shows a decrease of 0.37% which is even higher than the other
reports. And the average family income shows a higher increase (as well) of 4.35%.
We see that we can have an opportunity to develop the area, and bring more jobs to the market. The per capita
income in the Kenner site has shown an increase of 4.22% over ten-year period (1990- 2000); also the total
household income base has a 0.41% increase in the same period.
Available Sites
There are many opportunities for office space in the Kenner market. The buildings are categorized in class B
and C. The average rental and occupancy rate of office space in Kenner is summarized in the following table:
Type of
Space
Average Rental Rate $ Occupancy Rate (%)
2009 2010 2011 2009 2010 2011
Class A N/A N/A N/A N/A N/A N/A
Class B $17.13 $16.50 $16.25 77.1% 65.0% 73.8%
Class C $19.00 N/A $15.74 99.3% 100.0% 93.7%
Source: Metropolitan New Orleans Real Estate Market Analysis, Vol. 43, June 2011
N/A means that there is no sufficient data available for that period.

48 | P a g e
According to the Metropolitan New Orleans Real Estate Market Analysis, the city of Kenner had a rentable area
available for Class B buildings of 178,069 sq. ft. as of 2011, a slight decrease of 1.80% (approximately) of the
amount shown in 2009 (181,386 sq. ft.). However, for the available rental area of Class C buildings, we noticed
the inverse, showing an increase of 10% (approximately). The numbers went up from 97,270 sq. ft. in 2009 to
107,870 sq. ft. in 2011.
The expectations of job growth in Kenner are relatively high, which is a good indicator that the area could be
viable to develop some office buildings since there are sectors growing in the areas of Health Care, Office
Administrative Support, Business and Financial occupations among others. And the professional and related
occupations average is 18.98%, almost reaching the national average which is 20.61% as of 2011.
See Appendix, Table # 23 for a description of employment growth by major occupational groups.
RESIDENTIAL
1) Housing Units (Owner)
2) Housing Units (Renter)
3) Residential Permits
4) Multi-family Permits
5) Residential Price & Days on Market
B 178,069 178,069 181,386 73.80% 65.00% 77.10% $16.25 $16.50 $17.13
C 107,870 43,120 97,270 93.70% 10.00% 99.30% $15.74 N/A $19.00
All Office 285,939 221,189 278,656 81.30% 71.90% 84.80% $16.00 $16.50 $18.07
Rentable AreaAvailable OccupancyRates(%)
Office
Kenner
Rental Rates

49 | P a g e
6) Condominium Prices & Days on the market
See Appendix, Tables #24 - #27.
Single Family Residential units in Jefferson Parish showed signs of rebounding in 2010 and 2011 after the
recession of 2008. East Jefferson prices for a single-family unit averaged $218,374 and an average of 95 days
on the market during 2010. In 2011, the average price of a residential unit increased to $220,557, rising by
$2,183 in value while selling faster by 6 days. Residential units in South Kenner had an average selling price of
$87,000 in 2009 and then in 2010 lost -41.25% in value with a $51,109 average selling price. However, in 2011,
residential prices in South Kenner reversed their 2010 loses, posting a 53.06% gain with a $78,225 average
selling price. The Airport area of Kenner had a (8.78%) and (41.91%) loss in the residential homes value
during 2010 and 2011, posting values of $91,389 & $ 53,083 respectfully. Single family homes in West Kenner
showed signs of growth in 2011 with 12.65% gain and an average selling price of $153,277.
The Kenner Lakefront area is home to some of the most valuable residential areas of the city of Kenner. Single
family homes in the Kenner Lakefront area had an average selling price of $270,202 in 2009 but posted a
(14.29%) decrease in value in 2010 with an average selling price of $231,582. However, the Lakefront area
recovered nicely in 2011 with a 15.42% gain and an average selling price of $267,293. Single family homes
near Williams Blvd. followed a very similar trend as the Lakefront area of Kenner. Homes near Williams Blvd.
decreased 29.91%, falling from $111,225 in 2009 to $77,958 in 2010. However, the next year, residential home
prices increased 38.23% to an average selling price of $107,763
Condominiums (Jefferson Parish/Kenner):
Condominium prices in East Jefferson Parish had an average selling price of $110,687 in year 2010 with an
average of 131 days on the market. East Jefferson condominiums in year 2011 had a downward trending price,

50 | P a g e
falling to an average selling price of $103,430 losing 6.56% of their value in one year. Further, condominiums
in the Kenner Lakefront area during 2009 had an average selling price of $79,800, but in 2010 and 2011,
decreased 25.91% and 9.63% in value respectfully, and arriving at an average price of $53,429 in 2011.
Foreclosure Price Discount data:
New Orleans has fared better than many cities in America, even though the financial crisis of 2008 and resulting
global economic crisis has had some economic impacts locally. Per UNO’s New Orleans Metropolitan Real
Estate Market Analysis, March 2012 volume 44, referencing Realty Trak, residential foreclosure sales
represented 28% of total U.S. market sales in 2011. This trend only puts downward pressure on residential sales
prices eroding homeowner’s equity and simultaneously net wealth. Higher post-Katrina expenses coupled with
credit tightening and newly imposed regulations regarding obtaining a mortgage only decreased the supply pool
of potential buyers. Hence, the net effect in every real estate product type is the slowing of new developments.
However, New Orleans fared much better due to substantial federal funding for the recovery from Hurricane
Katrina.

51 | P a g e
SECTION V: BEST-USE ANALYSIS
1 2 3 4 Relative 1 2 3 4 Relative
Poor Average Good Excellent Score Poor Average Good Excellent Score
X X
X X
X X
X X
X X
X X
Total
Score 3 2 3 4 12
Total
Score 3 4 3 0 10
X X
X X
X X
X X
X X
X X
Total
Score 1 4 0 12 17
Total
Score 1 0 12 4 17
X X
X X
X X
X X
X X
X X
Total
Score 1 4 6 4 15
Total
Score 0 4 6 8 18
X X
X X
X X
X X
X X
X X
Total
Score 1 2 6 8 17
Total
Score 1 2 6 8 17
Proximity of quiet streets/privacy
Direction of singlefamily growth
Public planning and zoning
Ratings
Single Family Typcial
Proximity to employment centers
Proximity to schools/community
facilities
Proximity to neighborhood shopping
Proximity of quiet streets/privacy
Direction of singlefamily growth
Ratings
Single Family Upscale
Proximity to high paying
employment centers
Proximity to schools/community
facilities
Proximity to neighborhood shopping
Regional Retail
Multifamily
Mixed Use
Ratings Ratings
Ratings
Ratings Ratings
Ratings
Multistory Office
Garden Office
Proximity to employment centers
Proximity to cultural activities
Garden Office Score
Community Retail Score
Average Residential Score
Accessability
Size/Configuration
Proximity to housing
Traffice volume
Proximity to major activity center
Density of area housing
Direction of community retail growth
Community Retail
Proximity to regional housing
market
Traffic volume by site
Proximity to major activity centers
Density of housing
Regional retail growth
Summary of Subject Location Analysis
Poximity to major activity nodes
Proximity to major transportation
Proximity to executive housing
Proximity to fortune 500 firms
Direction of multistory growth
Proximity to housing
Proximity to major thoroughfares
Proximity to complementary retail
Proximity to occupant housing
Direction of office growth
Proximity to view/amenities
Proximity of dense housing
Direction of multifamily growth

52 | P a g e
The subject property is best suited for land uses of office, retail,
residential space, and/or a mix thereof.
It should be noted that in the case of a mixed-use development the
uses of office, retail, and residential should be treated as separate
entities. The ability of each land use to support itself is of the
utmost importance. The site will most likely be developed in a
series of phases usually starting with the most feasible use and
ending with the least. Never should it be assumed that one part of a mixed-use development will use another
part of itself in its own trade area because it is not likely that all land uses will be developed and absorbed at the
same time. While it may be true that each use might complement each other, this is usually done at some future
date. The primary purpose of this analysis is to discover what can be supported by current market conditions
with a secondary focus on forecasting future market conditions.
DELINEATE THE MARKET
The property productivity analysis identified the property as being competitive for a mixed-use development.
To properly delineate the market for the appraised property, the primary and secondary trade areas must be
defined. Effective analytical tools for defining the primary and secondary trade areas of a mixed-use
development have been the object of study for many years. The analysts have utilized drive times from the site
as the primary technique for the delineation of the retail trade areas, a polygonal technique for the residential
trade area, and the combined municipal boundaries of Kenner and Metairie for the delineation of the office trade
area. In all these techniques, preliminary trade area boundaries are adjusted for the specific geographic,
demographic, and economic characteristics of the community.

53 | P a g e
Retail Trade Area
The analysts have estimated that the primary retail trade area
for the subject site is within 5 minutes of the subject site,
while the secondary trade area is identified as being between
5 and 7 minutes, and the tertiary trade area is between 7 and
10 minutes from the subject property. These trade areas are
shown on the map at right as being the red, green, and blue
shaded portions on the map, respectively. The population and household incomes in these areas are shown in
the table on the next page.
Residential Trade Area
The analysts have estimated that the primary residential trade area for the subject site has boundaries which are
more dependent on geographical features of the land such as Lake Pontchartrain to the north, I-10 to the south,
Duncan Canal to the west, and Elmwood canal to the east. The trade area is represented as being the red shaded
portion on the map to the right. The population, average household size, and median household income in this
area are shown below by year to indicate change in each category.

54 | P a g e
Thus, this analysis appears to demonstrate that construction of a project on the subject site is potentially
feasible. The table indicates that given a low capture rate of retail sales (20%) a 50,946-square foot retail
development is warranted. An average capture rate of 30% further indicates an exponential growth in the
square footage demand consisting of 174,321 square feet, and, finally, 297,696 square feet of space can be
attainable if the market is able to capture 40% of all money spent by the population on retail in the primary
trade area.
Community Retail Demand Forecast
Capture Rate Probability Low Average High Comment
Total population in primary trade area 36,275 36,275 36,275 STDB
Per capita income $25,399 $25,399 $25,399 STDB
Total per capita income in primary trade area $921,348,725 $921,348,725 $921,348,725
Percentage income spent on retail 37% 37% 37% STDB
Total retail sales potential $339,379,724 $339,379,724 $339,379,724
20% 30% 40%
Total community shopping center sales $67,875,945 $101,813,917 $135,751,890
Sales required per sq. ft. $299 $299 $299
227,010 340,515 454,020
Plus frictional vacancy @ 8% 19,740 29,610 39,480
246,750 370,125 493,500
Less existing sq. ft. of competitive space 146,804 146,804 146,804
Less forecasted new competition 49,000 49,000 49,000
50,946 174,321 297,696
Percentage of retail sales captured by
community shopping center
Excludes major department stores but
not discount stores, auto sales, and
other exclusive-type specialty stores
Dollars and Cents of Shopping Centers;
weighted average of typical tenants;
median sales at community shopping
centers, adjusted for local rents
Supportable occupied sq. ft. of retail space from
households in primary trade area
Total forecast demand (sq. ft.) in primary market
area
Derived from total space in the market
area less percent of space occupied
New Theater being built adjacent to
Esplanade Mall
Net (excess) shortage of supportable sq. ft. of
retail space

55 | P a g e
As indicated by the data, the current market cannot support the land use of residential. Before any new supply
can be supported by the market the excess demand must be absorbed. With the elimination of a residential land
use, the suggestion of a mixed land use is also dismissed since a mixed land use is a mix of 3 or more land uses.
Multifamily Demand
Current Comments
trade area population 43,850 Source: ESRI
2.62
Source: ESRI
Total housing unit demand 16,713 Source: ESRI
40%
Source: ESRI
6,685
1,671
5,014
Plus frictional vacancy @ 8% 436
5,450
Multifamily Residual Demand
Current
5,450
7,911 Source: ESRI
Less estimate new construction 0
Less vacancy rate 1,113 Source: ESRI
Net (excess) shortage (3,574)
Divided by household size (declining
1% per year)
Times % forecasted multifamily unit
mix
Estimated total occupied multifamily
unit demand
Less 25% of high- or low-income
households
Multifamily households in middle
income range
Total potential multifamily unit
demand
Total potential multifamily unit
demand
Less current competitive supply of
multifamily units

56 | P a g e
Office
To determine a demand for office, space the following factors were considered: 1) the total number of office
employees, 2) the average square footage an employee utilizes, 3) the subtraction of competitive space and
vacancies from the total demand.
As proven in the table below, the subject site can’t support office space due to high vacancy rates in the current
market.
Office Space Demand
2012 Comments
Total employment—forecast 525,500 UNO RPT PG 4
Percentage occupying office space 20%
Total employed in office space
105,100
Average sq. ft. per employee 225 BOMA
23,647,500
Plus frictional vacancy @ 5% 1,244,605
Total demand (sq. ft.) 24,892,105
Office Residual Demand
24,892,105
Less current competitive sq. ft. 21,238,250 UNO RPT PG 111
Less estimate new construction 0
Less current vacant space (15.4%) 3,833,384
Net (excess) shortage (179,529)
UNO RPT PG 5 Including
Information, Financial
Activities, and Professional
and Business Services
UNO RPT PG 5 Including
Information, Financial
Activities, and Professional
and Business Services
Estimated total occupied demand (in
sq. ft.)
Avg sq ft per employee times
total employed in office
Gross estimate of total MSA office
demand in sq. ft.

57 | P a g e
SECTION VI: CONCLUSION & RECOMMENDATION
Retail: Feasibility Conclusion & Recommendations:
Our approach to analyzing the Retail market must be made with an assumption concerning the level at which
the market is considered to be at full occupancy. Therefore, we’ve provided a range of results based the amount
of market share the project may capture upon the varying conditions of the market. To accomplish this, we’ve
established a measure by which we can assume the market is at full occupancy. The established Full Occupancy
Benchmark (FOB) is set at 95% occupancy level, factoring in a 5% residual vacancy allowance into the entire
Kenner Retail real estate market. Therefore, a Retail market segment that is approaching 95% occupancy rates
is believed to be at its max occupancy level, and hence its absorption rate will slow down due to the lack of no
new supply coming online soon. This growth would become capped in the short term due to the unavailability
of Retail space, which may increase the leakage ratio. An increased leakage ratio will represent the demand of
the new growth, providing evidence to support the development of additional Retail space. Due to this, our
conclusions, and recommendations to either build, don’t build, or wait for the absorption timeframe to pass and
reassess the market conditions are all based on the reasoning of 95% FOB equaling full occupancy, which will
determine the decision and course of action to follow in developing the West Esplanade site.
The approach to the feasibility study followed the reasoning to analyze, in detail, the retail market due to the
city of Kenner’s desire to use retail developments to expand its city tax base income by capturing increased
sales taxes, in addition to property taxes. Therefore, the scope of the feasibility study is centered on the fact that
the Residential units will not provide sales taxes, but only property taxes and therefore is excluded from our
analysis. On the other hand, office buildings can provide tax income but only on the gross income of the
professional businesses that will occupy the office building; and therefore, may only marginally help the city of

58 | P a g e
Kenner accomplish its goal of increasing tax based income. Further, the demand data for office developments
doesn’t support any newly constructed square footage any time soon due to its increasing vacancy levels.
Office class B occupancy levels have fallen 3.3% over the last three years and have shown large fluctuations in
occupancy rates. Therefore, our recommendation for office buildings is to not build any new class B square
footage. Class C office buildings, due to their older age can’t be newly constructed rather are only renovations
of existing buildings, have been removed from our analysis. The office market, on average, is performing well
below our assumed 95% full occupancy benchmark. On average, all office properties in Kenner are 81.3%
occupied which represents 232,468 square feet of office space that needs to be absorbed before any new office
square footage should be considered. Office building rental rate prices trended down over 2009-2011, losing
$2.07 per square foot. Hence, an updated feasibility study of the office market will need to be performed to
provide a recommendation.
Occupancy - Retail Market:
Retail class A property is at 94.1% occupancy which is only 0.9% below our established FOB. This 0.9%
represents 5,004 square feet of space that needs to be absorbed in order to arrive at full occupancy. Class A
properties absorption rates have been increasing at a rate of 3.17% since 2009, and based on these figures, class
A properties will reach 0.28 years to arrive at full occupancy. The absorption pace of class A retail property
reaching its benchmarked occupancy level represents an enormous opportunity to build new class A retail
property to capture to the future demand of this market segment.
Retail class B property measured 80.1% occupancy in the most recent 2011 report. The 14.9% shortfall between
last report and FOB represents 24,230 square feet of space that needs to be absorbed to arrive at full occupancy.
Class B properties have been making a strong push since 2009, bringing the occupancy rate from 52.9% in 2009

59 | P a g e
to 80.1% in 2011. Based on class B’s average absorption rate, it will take 1.64 years to arrive at FOB. Class B
rental rates have drastically increased over the years, starting at $8 per square foot in 2009, reaching $10 a
square foot in 2010 and arriving at $14 a square foot in 2011. The Mall class of retail real estate is not covered
in this feasibility study, since we are not looking to develop a mall.
Free Standing Retail has not absorbed any square feet over the last 3 years (2009-2011). This leads to the
conclusion that Free-Standing Retail may have reached its full occupancy level at 93.6%, instead of the 95%
assumed (FOB).
Retail (not including Free-Standing retail) is measured 92.4% occupancy in 2011, leaving it just short of the
95% occupancy benchmark. Retail (without Free-Standing buildings) had an average absorption rate of 3.3%
during 2009-2011, and at this pace, it will take 0 .79 years to reach to 95% occupancy. Based on our retail
analysis, the class of Retail (without Free-Standing retail) represents a large opportunity for newly developed
locations; and therefore, our recommendation is to build this class of retail development.
Retail class C is the only retail class that added rentable retail square footage in 2009-2010, gaining 35,210
square feet. Occupancy rates have been on an upward trend for all types of Retail, except Free Standing Retail,
which has remained steady since 2009 at 93.6% occupancy. Retail building classes A,B,C, Mall, Free-Standing,
Non Free Standing have all increased their occupancy ratings during 2009-2011; gaining 9.5%, 27.2%, 1.5%,
9.4%, 0%, 9.9% in occupancy percentages respectfully. Rental rates have been on a downward trend Retail
class types A and C; however on the other hand, for Retail property types B and Retail (not including Free
Standing Retail), price rates are on an upward trend gaining $6 and $1.04 per square feet during the years of
2009-2011.

60 | P a g e
Occupancy %
Rentable
Area Sqft.
Full
Occupancy
Benchmark
(FOB)
95%
Absorption Rate
(3 yr moving Average)
Absorption
Pace
Absorption
Time Frame
Retail Total Sqft.
(Fall 2011)
Occupancy
Rates (%)
(2011)
Sqft.
Occupied
(2011)
# Sqft. @ (95%
FOB)
# Sqft. needs
Absorption
until (95%FOB)
Absorption rate
(%) (Annually)
Sqft.
Absorbed
(Annually)
Years
until (95%FOB)
A 556,054 94.1% 523,247 528,251 5,004 3.17% 16,728 0.30
B 162,619 80.1% 130,258 154,488 24,230 9.07% 14,007 1.73
C 302,958 91.0% 275,692 287,810 12,118 0.50% 1,439 8.42
MALL 910,000 94.0% 855,400 864,500 9,100 3.13% 27,088 0.34
FreeStanding Retail 626,000 93.6% 585,936 594,700 8,764 0% 0 N/A
1,931,631 92.4% 1,784,827 1,835,049 50,222 3.30% 60,557 0.83
Total 4,489,262 92.6% 4,155,359 4,264,799 109,439 3.19% 136,237 0.80
Total (Average) Total Total Total FOB (Average) (Average) (Average)
Full Occupancy Benchmark (FOB): 95%
Recommendation Conclusion
Recommendation Conclusion
Retail Class Absorbed
A Build Now Absorption rate 16,728 sqft. Annually
B Don't Build
wait 1.5 years, assess if market reached 95% FOB & reassess feasibility of class
B market
C
Can't build new Class (C),
properties can become (C) due
to (aging & disrepairs)
N/A
Free Standing Don't Build
Market has absorbed no (FS) space over the years (2009-2011). Due to (FS) 3
year No growth trend, I must conclude that (FS) has reached full occupancy @
93.6%. Therefore during the building process - monitor absorption rate, pace &
occupancy levels.
Retail (not including
Free Standing Retail)
Wait .79 years, reassess
feasibility, if passes test - then
Build
wait .79 years, assess when market reaches 95% FOB @ absorption pace of
60,557 sqft. Annually & reassess feasibility of Retail (not including Free
Standing Retail) market.
@ 92.4% occupancy which is 2.6% below the 95% FOB and represents
50,222 Sqft.
@ 93.6% occupancy which is 1.4% below the 95% FOB which represents
8,764 Sqft.
91% occupied - However, will take 8.42 years to absorb the 4% or 12,118
square feet of unoccupied space in order to reach 95% FOB because its
absorption pace is only 1,439 square feet annually.
Full Occupancy Benchmark (FOB): 95%
94.1% occupied, will take only .30 to reach 95% FOB which represents
5,004 square feet of space and has an absorption pace of 16,728 square
feet annually.
80.1% occupied which is 14.9% below (95% FOB) and represents 24,230
sqft. The absorption pace is 14,007 sqft. Annually and will take 1.73 years
to reach 95% FOB.
Retail Building range (2-6) years

61 | P a g e
Type of Real Estate Buildings
Residential
Housing
Units
Sqft. Per
building
Total Sqft.
1 45,000 45,000
1 45,000 45,000
Total Office 2 90,000
1 55,000 55,000
1 50,000 50,000
1 25,000 25,000
1 12,000 12,000
1 2,500 2,500
Total Retail 5 144,500
(2 bed / 2 bath) 58 1,500 87,000
(3 bed / 2.5 bath) 8 2,500 20,000
66 107,000Total Residential Housing Units
Office
Retail
Residential
Kenner Development Project (Proposed)
Absorption
rate & sqft.
(Annually)
Low Med High
Total
Buildings
TOTAL Sqft. Total Sqft. @ Full
Occupancy (95%)
3.19% 20% 30% 40% 50% 60%
Sqft. 5 144,500 137,275 136,237 27,247 40,871 54,495 68,118 81,742
Absorption
Years 5.30 3.54 2.65 2.12 1.77
Kenner RETAIL Development Project
Absorption Capture rates & Sqft. Pace (Annually)
Super High Growth Scenario
due to Retail submarkets
close to 95% FOB

62 | P a g e
Proposed Kenner Development
The study was conducted in such a way as to measure how the site would perform in a mixed use of
development; and therefore, the analysis is formatted to show a variety development types and time horizons
based on current market conditions. Therefore, our development project was designed to incorporate retail,
office and residential.
Development Phases:
Phase 1: Retail - (2.65 – 5.3 years)*(Determine type of Retail to build to get high capture & absorption rates)
Phase 2: Office - (5 – 9 years) *(reassess feasibility of office project)
Phase 3: Residential - (5 – 12 years) *(reassess feasibility of residential project)
Phase 1: is a Retail development of a total of 144,500 square feet which is 137,275 square feet at our assumed
95% (FOB) full occupancy benchmark. The Retail development will consist of a total of 5 buildings ranging
from 2,500 – 55,000 square feet. At current market absorption rates, on average, the market absorption pace is
136,237 square feet of Retail space annually. Further the total Retail market, on average, has an occupancy rate
of 92.6% which is only 2.4% below our 95% FOB threshold. Moreover, the total retail market within .87 years
on average will need new retail space to keep up with demand based upon these ratios and assuming a range of
capture rates from 20-40% for low-high levels. In order to present a range of what/if possibilities, we’ve added
two additional Super High Growth scenario capture ranges of 50-60% based upon the assumption that the tenant
mix has high appeal to the trade area residents, then it may equate to gaining a large customer draw to the
development

63 | P a g e
Absorption: absorption of 1st
construction phase of the development.
Average Retail market absorption rate is 3.19% and absorption pace is 136,237 square feet annually:
1. Low capture rate of 20% produces absorption pace of 27,247 square feet annually with a time horizon of
5.30 years to gain 95% (FOB) fully occupied benchmark.
2. Medium capture rate of 30% produces absorption of pace 40,871 square feet annually with a time
horizon of 3.54 years to gain 95% (FOB) fully occupied benchmark.
3. High capture rate of 40% produces absorption of pace 54,495 square feet annually with a time horizon
of 2.65 years to gain 95% (FOB) fully occupied benchmark.
Super High Growth Scenario:
4. Super High Growth capture rate of 50% produces absorption of pace 68,118 square feet annually with a
time horizon of 2.12 years to gain 95% (FOB) fully occupied benchmark.
5. Super High Growth capture rate of 60% produces absorption of pace 81,742 square feet annually with a
time horizon of 1.77 years to gain 95% (FOB) fully occupied benchmark.
Development Phase 2 & 3:
Remaining Development phases will need to be reassessed with an updated feasibility study of the demand in
each market (office & Residential)
Phase 2: Office - (5 – 9 years) *(reassess feasibility of office project)
Phase 3: Residential - (5 – 12 years) *(reassess feasibility of residential project)

64 | P a g e
Suggestions: Retail type of Tenants based on Gaps in Retailer supply causing leakage of customers’ purchasing
power to other trade areas for those products or services.
Source: STDB Retail Trade Area Reports, Esri and Infogroup
Retailor Gap
Surplus
Factor
Number of
businesses
U.S.
Neighborood
Shopping
Centers
(Suburban)
U.S. Convenience
Shopping Centers
(Suburban)
NAICS
441 ($12,237,266) (6.90) 11 (30,120) (48,072)
Other Motor Vehicle Dealers 4412 $6,416,778 73.70 2 15,794 25,207
Auto Parts, Accessories & Tire Stores 4413 $1,421,855 15.70 6 3,500 5,586
442 $6,534,750 27.90 9 16,084 25,671
Furniture Stores 4421 $7,387,045 27.90 9 18,182 29,019
4431 $2,559,656 11.10 11 6,300 10,055
444 $14,232,177 83.40 6 35,030 55,909
Bldg. Materials & Supply Dealers 4441 $13,087,014 82.30 6 32,212 51,410
Lawn & Garden Equipment & Supply Stores 4442 $1,145,164 99.30 0 2,819 4,499
445 ($26,719,196) (17.20) 21 (65,765) (104,962)
Specialty Food Stores 4452 $1,860,791 42.80 4 4,580 7,310
4453 $20,702 1.70 2 51 81
447, 4471 $21,228,136 23.40 9 52,250 83,391
451 ($2,054,584) (21.00) 13 (5,057) (8,071)
Book, Periodical & Music Stores 4512 $1,376,856 44.70 1 3,389 5,409
453 ($2,828,846) (16.90) 27 (6,963) (11,113)
Used Merchandise Stores 4533 $434,208 66.90 1 1,069 1,706
Other Miscelllaneus Store Retailers 4539 $143,364 2.20 13 353 563
454 ($3,108,714) (21.70) 4 (7,652) (12,212)
Electronic Shoppping & Mail-Order Houses 4541 $1,114,479 34.30 1 2,743 4,378
Vending Machine Operators 4542 $838,047 100.00 0 2,063 3,292
722 ($20,162,442) (14.20) 90 (49,627) (79,205)
Special Food Services 7223 $5,187,797 36.80 3 12,769 20,379
Beer, Wine & Liquor Stores
Motor Vehicle & Parts Dealers
Furniture & Home Furnishings Stores
Electonics & Appliance Stores
Bldg. Materials, Garden Equip. & Supply Stores
Food & Beverage Stores
Gasonline Stations
Sporting Goods, Hobby, Book & Music Instrument Stores
Miscellaneous Store Retailers
Non Store Retailers
Food Services & Drinking Places
Demand Supportable Sqft.
Industry Group

65 | P a g e
Retail
Kenner
A 556,054 556,054 556,054 94.1% 85.0% 84.6% $16.25 $16.25 $17.25
B 162,619 162,619 166,334 80.1% 60.5% 52.9% $14.00 $10.00 $8.00
C 302,958 302,958 267,748 91.0% 90.2% 89.5% $11.77 $13.71 $13.65
MALL 910,000 910,000 910,000 94.0% 83.0% 84.6% N/A N/A N/A
FreeStanding Retail 626,000 626,000 626,000 93.6% 93.6% 93.6% N/A N/A N/A
1,931,631 1,931,631 1,900,136 92.4% 82.8% 82.5% $14.01 $13.32 $12.97
Occupancy Rates (%) Rental RatesRentable Area Available

66 | P a g e
Figure 1 SITE LAYOUT

67 | P a g e
REFERENCES
 http://www.experiencejefferson.com/about/cvb/
 http://www.city-data.com/city/Kenner-Louisiana.html
 http://www.kenner.la.us/pages/section_121_222.asp
 http://www.geoportalmaps.com/atlas/kenner/
 http://www.kenner.la.us/2/Kenner%20Citizen%20Input%20Presentation.pdf
 http://www.pontchartraincenter.com/site.php
 http://www.treasurechest.com/
 http://www.flymsy.com/
 http://www.jedco.org
 http://www.kpba.biz/
 http://jeffersonchamber.org/
 http://www.pontchartraincenter.com/
 http://www.experiencejefferson.com/meeting-and-event-planners/attractions/
 http://theretailplanet.com/
 http://theretailplanet.com/screening-map-recruit-tenant.aspx#15/30.020105833183827/-
90.22988934103999/799/3/1
 http://www.city-data.com/city/kenner-Louisiana.html
 http://www.kantarretail.com/index.html

68 | P a g e
 http://www.city-data.com/city/Kenner-Louisiana.html#ixzz2D7tu0bB6
 University of New Orleans Metropolitan Report, Vol. 23, No. 1, August 2012
 U.S. Bureau of Economic Analysis, “Gross Domestic Product: Fourth Quarter and Annual 2011,” news
release, (March 29, 2012), www.bea.gov/newsreleases/national/gdp/2012/pdf/gdp4q11_3rd.pdf.
 U.S. Department of Labor Statistics, “The Employment Situation- October 2012,” news release,
(November 2, 2012), www.bls.gov/news.release/empsit.nr0.htm
 Federal Reserve System, “Beige Book- Current Economic Conditions by Federal Reserve District,”
news release, (October 10, 2012),
www.federalreserve.gov/monetarypolicy/beigebook/beigebook201210.htm.
 Metropolitan New Orleans Real Estate Market Analysis –Turning the Corner, March 2012, Volume 44
Published by: Institute for Economic Development and Real Estate Research
Author: Dr. Ivan J. Miestchovich, Jr., Ph.D.
Director-Institute for Economic Development and Real Estate Research
Associate Professor of Finance
www.realestate.uno.edu

69 | P a g e
APPENDIX
Table 1

70 | P a g e
Table 2
Table 3
Table 4
Total Population
Driving Time (minutes) 25 yr Trend
Years 1990 2000 2010 2015 (est.) # Change
% Change
40,311 39,175 36,275 35,748 (4,563)
% total Pop. -11.32%
113,036 109,799 102,771 101,074 (11,962)
% total Pop. -10.58%
208,624 206,060 192,440 189,352 (19,272)
% total Pop. -9.24%
Demographics - Total Trade Area
Total Population
Trade Area
10
7
5
Driving Time
(minutes)
25 yr Trend
Years 1990 2000 2010 2015 (est.) # Change
% Change
19,434 18,857 17,443 17,214 (2,220)
% total Pop. 48.21% 48.14% 48.09% 48.15% -0.06%
54,003 52,337 48,997 48,265 (5,738)
% total Pop. 47.78% 47.67% 47.68% 47.75% -0.02%
99,529 98,666 92,295 90,961 (8,568)
% total Pop. 47.71% 47.88% 47.96% 48.04% 0.33%
% of Males, Population
Males
Population of Trade Area
10
7
5
Driving
Time
25 yr Trend
Years 1990 2000 2010 2015 (est.) # Change
% Change
20,875 20,318 18,832 18,533 (2,342)
% total Pop. 51.78% 51.86% 51.91% 51.84% 0.06%
59,034 57,462 53,775 52,808 (6,226)
% total Pop. 52.23% 52.33% 52.33% 52.25% 0.02%
109,097 107,395 100,144 98,393 (10,704)
% total Pop. 52.29% 52.12% 52.04% 51.96% -0.33%
% of Females, Population
Females
7
5
10

71 | P a g e
Table 5
Population with largest
Racial segment %'s
Population by Race 1990 2000 2010 2015 (est.) # Change % Change
White 35,350 32,727 29,314 28,918 (6,432) -18.20%
Black 2,361 2,816 2,920 2,862 501 21.22%
Asian 807 1,320 1,436 1,406 599 74.23%
Other Race 1,030 1,288 1,438 1,413 383 37.18%
2 or more Races 672 909 1,040 1,021 349 51.93%
Hispanic 4,054 4,905 5,685 5,588 1,534 37.84%
White 96,558 85,983 76,652 75,406 (21,152) -21.91%
Black 9,710 14,103 14,719 14,462 4,752 48.94%
Asian 2,270 3,465 3,807 3,731 1,461 64.36%
Other Race 2,453 3,420 4,208 4,141 1,688 68.81%
2 or more Races 1,732 2,425 2,919 2,872 1,140 65.82%
Hispanic 9,957 12,649 15,680 15,427 5,470 54.94%
White 178,599 164,732 146,947 144,660 (33,939) -19.00%
Black 19,379 25,711 26,895 26,381 7,002 36.13%
Asian 3,617 5,645 6,244 6,123 2,506 69.28%
Other Race 3,786 5,325 6,723 6,623 2,837 74.93%
2 or more Races 2,755 3,930 4,799 4,735 1,980 71.87%
Hispanic 15,656 19,610 24,882 24,501 8,845 56.50%
Population By Race
25 yr TrendPopulation by Race
10
7
5
Driving Time
(minutes)

72 | P a g e
Table 6
PopulationByAge
DriveTime:
AgeNumberPercentNumberPercentNumberPercentNumberPercentNumberPercentNumberPercent
0-42,2536.20%2,1986.10%6,6496.50%6,4806.40%11,6426.00%11,3426.00%
(5-9)2,3406.50%2,3036.40%6,5876.40%6,5156.40%11,3295.90%11,2105.90%
(10-14)2,4636.80%2,4526.90%6,6366.50%6,6066.50%11,4025.90%11,3106.00%
(15-19)2,3196.40%2,2606.30%6,4476.30%6,1186.10%11,2905.90%10,6565.60%
(20-24)2,0665.70%1,9355.40%6,3946.20%6,0476.00%12,4746.50%11,7216.20%
(25-29)2,2466.20%2,0685.80%6,8896.70%6,6586.60%13,8777.20%13,4607.10%
(30-34)2,2846.30%2,2746.40%6,6106.40%6,6166.50%12,5016.50%12,8216.80%
(35-39)2,2466.20%2,4486.80%6,7036.50%6,6866.60%12,4996.50%12,3306.50%
(40-44)2,4456.70%2,2626.30%6,9336.70%6,4426.40%13,0166.80%11,9816.30%
(45-49)2,8737.90%2,3986.70%7,8317.60%6,6726.60%14,6047.60%12,6396.70%
(50-54)2,8657.90%2,6937.50%7,4807.30%7,2497.20%14,2337.40%13,4917.10%
(55-59)2,6637.30%2,5617.20%7,0276.80%6,7376.70%13,2716.90%12,9846.90%
(60-64)2,2136.10%2,2966.40%6,0625.90%6,1756.10%11,5816.00%11,8096.20%
(65-69)1,6694.60%1,9535.50%4,5654.40%5,4635.40%8,5984.50%10,5955.60%
(70-74)1,1653.20%1,4494.10%3,3003.20%4,0354.00%6,3523.30%7,7674.10%
(75-79)9132.50%9562.70%2,6182.50%2,7282.70%5,1542.70%5,2982.80%
(80-84)7262.00%6501.80%2,1712.10%1,8731.90%4,5312.40%3,7462.00%
85+5261.50%5911.70%1,8701.80%1,9732.00%4,0852.10%4,1942.20%
Total36,275100.00%35,747100.00%102,772100.00%101,073100.00%192,439100.00%189,354100.00%
MedianAge
PopulationbyAge
20152010
5Minutes7Minutes
39.839.938.939.1
10Minutes
39.939.7
2010201520102015

Real Estate Site Analysis & Feasibility_MixedUseProposal

Real Estate Site Analysis & Feasibility_MixedUseProposal

Recommended

Recommended

More Related Content

What's hot

What's hot (20)

Viewers also liked

Viewers also liked (8)

Similar to Real Estate Site Analysis & Feasibility_MixedUseProposal

Similar to Real Estate Site Analysis & Feasibility_MixedUseProposal (20)

More from Jason Wyman

More from Jason Wyman (9)

Real Estate Site Analysis & Feasibility_MixedUseProposal