Exhibit G

Retail Market Analysis Kenner, Louisiana

Prepared For: City of Kenner

Prepared By; Gibbs Planning Group, Inc.

06 November 2019

TABLE OF CONTENTS

INTRODUCTION ...... 3 Executive Summary ...... 3 Background ...... 4 Methodology ...... 5

RETAIL TRADE AREAS ...... 5 Existing Primary Trade Area ...... 6 Best Practices Primary Trade Area ...... 7 Lifestyle Tapestry Demographics ...... 9 Employment Base ...... 13

MARKET CHARACTERISTICS ...... 15 Location ...... 15 Rivertown ...... 16 Access ...... 16 General Retail Market Conditions ...... 17 Shopping Centers in Kenner ...... 18

COMPETING SHOPPING CENTERS ...... 21

RETAIL AND RESTAURANT DEMAND ...... 25 Supportable Retail Table ...... 25 Analysis Assumptions ...... 26 Rationale ...... 27 Retail Category Definitions ...... 27 Shopping Center Definitions ...... 30 Limits of Study ...... 31

APPENDIX ...... 34 Exhibit A: Existing Primary Trade Area Business Summary ...... 34 Exhibit B: Existing Primary Trade Area Community Profile ...... 36 Exhibit C: Existing Primary Trade Area Housing Profile ...... 43 Exhibit D: Existing Primary Trade Area Dominant Tapestry Descriptions...... 45 Exhibit E: Best Practices Primary Trade Area Business Summary ...... 46 Exhibit F: Best Practices Primary Trade Community Profile ...... 48 Exhibit G: Best Practices Primary Trade Area Housing Profile ...... 55

INTRODUCTION

Figure 1: Kenner is in Southeastern Louisiana and is the sixth largest city in the state (pictured above is a view of Veterans Highway in Kenner)

Executive Summary This study analyzes the retail market potential of the City of Kenner under two different scenarios: 1) under existing conditions and 2) under a setting where a walkable town center is built utilizing industry best practices. Under existing conditions, Kenner can presently support up to 60,000 square feet (sf) of new retail and restaurant development, which could generate as much as $16.6 million in sales by 2024. This new commercial development could include 8 to 12 new retail stores totaling 40,000 sf and 6 to 8 new restaurants totaling 20,000 sf.

On the other hand, the city could support significantly more retail and restaurant development if a town center was built using industry best practices for walkability, development standards and beautification. In that scenario, Kenner could support up to 210,000 sf of new retail and restaurant development which could generate as much as $69.3 million in sales by 2024. This new commercial development could include 35 to 45 new retail stores totaling 140,000 sf and 18 to 22 restaurants totaling 70,000 sf.

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Under present existing conditions, Kenner’s primary trade area is home to roughly 120,000 people and 50,000 households with a $74,200 average annual income. Twenty-eight percent of primary trade area residents over the age of 25 have a four-year college degree and 35.4 percent of households earn over $75,000 per year. However, Kenner’s primary trade area would expand if the city built a walkable town center utilizing industry best practices. In that situation, the primary trade area would grow to include over 200,000 people living in 85,000 households with a $78,300 average annual income. Over 32 percent of these residents over the age of 25 have a four-year college degree and 36.7 percent of these households earn over $75,000 per year.

Figure 2: Detailed map of the City of Kenner.

Background Gibbs Planning Group, Inc. (GPG) has been retained by the City of Kenner, Louisiana to conduct a retail feasibility analysis to determine how much retail and restaurant development (if any) is supportable in the city.

GPG addressed the following issues in this study:

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• What is the retail market of the City of Kenner and surrounding areas? • What are the potential trade areas for the City of Kenner? • What are the population, demographic and lifestyle characteristics of the City of Kenner’s trade areas currently and projected for 2024? • How much retail square footage is supportable in the City of Kenner and what retailers may seek to deploy a new business there? • What retail sales volumes can potentially be achieved in the City of Kenner by these new businesses?

Methodology To address the above issues, GPG defined trade areas that would likely serve retail development in Kenner based on geographic and topographic considerations, traffic access/flow in the area, relative retail strengths, concentrations of daytime employment and the retail gravitation in the market, as well as our experience defining trade areas for similar markets. Population, consumer expenditure and demographic characteristics of trade area residents was collected by census tracts from the U.S. Bureau of the Census, U.S. Bureau of Labor Statistics and Environmental Systems Research Institute (ESRI).

Finally, based on the projected consumer expenditure capture (demand) in the primary trade area of the gross consumer expenditure by retail category, less the current existing retail sales (supply) by retail category, GPG projects the potential net consumer expenditure (gap) available to support existing and new commercial development. The projected net consumer expenditure capture is based on household expenditure and demographic characteristics of the trade areas, existing and planned retail competition, traffic and retail gravitational patterns and GPG’s qualitative assessment of the City of Kenner.

Net potential captured consumer expenditure (gap) is equated to potential retail development square footage, with the help of retail sales per square foot data provided by Dollars and Cents of Shopping Centers (Urban Land Institute and International Council of Shopping Centers), qualitatively adjusted to fit the urbanism and demographics of the City of Kenner.

RETAIL TRADE AREAS The primary trade area is the consumer market where the study area has a significant competitive advantage because of access, design, lack of quality competition and traffic and commute patterns. This competitive advantage equates to a potential windfall in the capture of consumer expenditure by the retailers in the study area. GPG defines a primary trade area by topography, vehicular access, strength of retail competition and residential growth patterns instead of standardized “drive-times.” We estimate that consumers inside the primary trade area will account for up to 60 to 70 percent of the total sales captured by retailers in the City of Kenner.

This analysis includes two different primary trade areas, one that applies under current existing conditions (“existing primary trade area”) and the other if Kenner develops a walkable town center using industry best practices (“best practices primary trade area”).

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Existing Primary Trade Area

Figure 3: The City of Kenner’s existing primary trade area is shown above in blue.

Under existing conditions, Kenner’s primary trade area covers 24 square miles and includes roughly 122,000 year-round residents. By 2024, the existing primary trade area’s population is estimated to decline by 800 people, or -0.12 percent annually. This growth rate is lower than that for the best practices primary trade area, Jefferson Parish and the State of Louisiana. The number of households in the primary trade area will decline from 47,700 to 47,600 and will include an average of 3.09 people per household.

The median household income for residents in Kenner’s existing primary trade area is $54,400 and is expected to increase to $58,200 by 2024. Furthermore, the average household income is $74,200, with over 35 percent of households earning over $75,000 per year – higher than that for Jefferson Parish and the State of Louisiana. Twenty-eight percent of the existing primary trade area’s residents over the age of 25 have earned a bachelor’s degree or higher, compared to 24.1 percent for the State of Louisiana. Residents living in the existing primary trade area have a median age of 40.8, which is older than the state’s median age of 37.5.

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Approximately 90.5 percent of the existing primary trade area’s homes are occupied, and the median home value is estimated to be $196,100. Of all the existing primary trade area’s occupied homes, 57.3 percent are owner-occupied, a number that has decreased 2.1 percent since 2010 and is expected to slightly increase to 57.8 percent by 2024. Renter-occupied households have increased from 31.1 percent in 2010 to 33.2 percent in 2019 and are expected to decrease to 32.3 percent by 2024. The primary trade area’s current residential vacancy rate is 9.5 percent, a number that has increased 0.2 percent since 2010 and is projected to slightly increase again to 10.0 percent by 2024. The percentage of housing units valued at over $250,000 is expected to increase from 29.1 percent to 33.5 percent – coinciding with an increase in the median home value to $208,900 by 2024.

The following borders approximately delineate the existing primary trade area (See Figure 3 above): ▪ North – Lake Pontchartrain ▪ South – Mississippi River & Airline Drive ▪ East – Lemon Street & Harvard Avenue & Transcontinental Drive ▪ West – Jefferson Parish/ St. Charles Parish boundary

Figure 4: Kenner’s existing primary trade area shown above in blue and best practices primary trade area in green.

Best Practices Trade Area If best practices are utilized, Kenner’s primary trade area would be 46 square miles and include an estimated 210,000 residents. The boundaries of the best practices primary trade area extend north

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to Lake Pontchartrain, south to the Mississippi River, east to Rose Garden Drive, Aris Avenue and Metairie Park, and west to Imtt Field, Fox Lane and the Duncan Canal.

The best practices primary trade area demonstrates a slightly higher household growth rate (-0.03 percent annually) than that for the existing primary trade area, but a lower household growth rate than that for Jefferson Parish and the State of Louisiana. The number of households is 85,700, decreasing to 85,600 by 2024. The population is expected to decline by 0.09 percent annually to 205,200 by 2024. This growth rate is higher than the annual population growth rate for the existing primary trade area, but lower than that for Jefferson Parish and the State of Louisiana.

Median household income in the best practices primary trade area is $55,300 and the average household income is $78,300, both of which are higher than the state’s figures. Median household incomes are expected to increase to $59,300 by 2024, while average household incomes will have grown by 10.5 percent to $86,500. Educational attainment of a bachelor’s degree or higher is at 32.4 percent and 36.7 percent of households earn more than $75,000 annually. The median age in the best practices trade area is 41.0 years, which is higher than the state’s median age of 37.5.

Figure 5: Kenner Area Demographic Comparisons

Existing Primary Best Practices Jefferson State of Demographic Characteristics Trade Area Trade Area Parish Louisiana 2019 Population 121,700 206,100 434,900 4,812,800 2024 Population 120,900 205,200 433,300 4,911,300 2019-24 Projected Annual Growth Rate -0.12% -0.09% -0.07% 0.41% 2019 Households 47,700 85,700 172,000 1,840,600 2024 Households 47,600 85,600 171,900 1,880,100 2019-2024 Projected Annual HH Growth Rate -0.06% -0.03% -0.01% 0.43% Persons Per Household 2019 3.09 2.40 2.51 2.54 Median Age 40.8 41.0 39.7 37.5 2019 Median Household Income $54,400 $55,300 $52,100 $46,200 2019 Average Household Income $74,200 $78,300 $72,300 $68,000 2024 Median Household Income $58,200 $59,300 $56,000 $51,000 2024 Average Household Income $82,400 $86,500 $80,400 $75,600 % Households w. incomes $75,000+ 35.4% 36.7% 33.8% 31.0% % Bachelor’s Degree or higher 28.0% 32.4% 26.1% 24.1% Figure 5: This side-by-side table compares and contrasts the existing primary trade area demographic statistics with those of the best practices primary trade area, Jefferson Parish and State of Louisiana.

LIFESTYLE TAPESTRY DEMOGRAPHICS As a part of this analysis, GPG has collected third-party demographic research prepared by ESRI. The ESRI data includes tapestry lifestyles, which creates 65 classifications, or lifestyle segments,

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that help determine purchasing patterns. These segments are broken down to the U.S. Census Block Group level and used by many national retailers to help determine future potential locations. The most prevalent ESRI lifestyle groups in Kenner’s existing primary trade area are Comfortable Empty Nesters, Parks and Rec, Rustbelt Traditions, Home Improvement and Front Porches.

Figure 6: The relative proportions of the Tapestry Lifestyle segments found in the existing primary trade area.

Comfortable Empty Nesters: The existing primary trade area’s most prominent lifestyle group is “Comfortable Empty Nesters,” which represent 14.0 percent of existing primary trade area households. They are found throughout the suburbs and small towns of metropolitan areas, where most own and live in single-family detached homes. Their average household size is 2.52, as these households consist of married couples with or without children. They tend to live in homes built between 1950 and 1990, and home maintenance is a priority for them.

Nearly 40 percent of Comfortable Empty Nesters residents are college graduates, and 68 percent of them have some college education. This group has a low unemployment rate of just 4 percent, and an average labor force participation rate of 61 percent. Their median household income is $75,000 and median net worth is $293,000. Most of their household income comes from wages or salaries, but a third draw income from investments and retirement. Their financial portfolios include stocks, certificates of deposit, mutual funds and real estate. In terms of occupations,

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office and administrative support employs the most workers in this group followed by management and sales.

Members of this group are physically active, and play golf, ski, ride bicycles and work out regularly. They also enjoy listening to sports radio and watching sports on television. Spending a lot of time online is not a priority, so most own older home computers. Finally, since it is healthier, they prefer eating at home instead of dining out.

Parks and Rec: Over 12 percent (or 5,800) of existing primary trade area households are defined as Parks and Rec. This group primarily lives in owner occupied, single-family homes built prior to 1970. Parks and Rec residents have a $60,000 median household income and $125,500 median net worth. This work force is diverse, and includes professionals in health care, retail trade, and education, as well as skilled workers in manufacturing and construction. Furthermore, this is a financially shrewd market of consumers who carefully research their big-ticket purchases. They are a cost-conscious group that stocks up on staples at warehouse clubs, and also prioritize cost and practicality when purchasing a vehicle. Therefore, it is not surprising that when planning trips they search for discounted airline fares and hotels and almost always choose to vacation within the US.

Rustbelt Traditions: Roughly 5,200 (or 10.9 percent) of existing primary trade area households are classified as Rustbelt Traditions. Almost half (46 percent) of these households are married- couple families without children. A large and growing market, Rustbelt Traditions residents are located in the dense urban fringe of metropolitan areas throughout the Midwest and South. Most of them have graduated from high school or spent some time at a college or university. The median income for this group is $51,800 and their average net worth is $98,100. While most of their income is derived from wages and salaries, just over 30 percent of these households collect Social Security and nearly 20 percent draw income from retirement accounts. In terms of purchasing patterns, they are budget aware shoppers that favor American-made products. Furthermore, they are family-oriented consumers who value time spent at home.

Home Improvement: Representing 8.1 percent of existing trade area households, this group is mostly composed of married-couple families that live in low density suburban neighborhoods. Eighty percent of Home Improvement residents live in traditional single-family dwellings that are owner occupied. They earn a $72,100 median household income and have a median net worth of $190,400. This group has an above average labor participation rate and below average unemployment rate, and most Home Improvement households have 2+ workers. Typically, Home Improvement residents spend 4-7 hours per week commuting, and therefore spend significant amounts of money on car maintenance. They are also cautious consumers that do their research before buying. Many are paying off student loans and home mortgages. However, they spend heavily on eating out, at both fast-food and family restaurants.

Front Porches: Roughly 3,700 households (or 7.8 percent) of existing primary trade area households are classified as Front Porches, a group composed of many single-parent families or singles living alone. This diverse group is primarily composed of renters living in older,

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established neighborhoods (in which three quarters of all homes were built before 1980). They have a median household income of $43,700 and median net worth of $24,800. They are mostly blue-collar workers employed in office and administrative support or sales occupations. With their rather limited incomes, Front Porches are not adventurous shoppers. Price is more important than brand names or style to these consumers, and they would rather cook a meal at home than dine out.

Figure 7: Kenner Existing Primary Trade Area Tapestry Lifestyles

Kenner Primary Trade Lifestyle Group Lifestyle Summary Area Statistics

Population Residents in this large, growing segment are older, 13,800 with nearly half of all householders aged 55 or older; many still live in the suburbs where they grew Households up. Most are professionals working in government, 6,700 health care, or manufacturing. These Baby Boomers are earning a comfortable living and benefitting Median HH Income from years of prudent investing and saving. Their $75,000 net worth is well above average (Index 314). Many are enjoying the transition from child rearing to Primary Trade Area retirement. They value their health and financial Households well-being. Comfortable Empty 14.0 % Nesters US Market Share 2.5 %

Population These practical suburbanites have achieved the 11,700 dream of home ownership. They have purchased homes that are within their means. Their homes are

Households older, and town homes and duplexes are not 5,800 uncommon. Many of these families are two-income married couples approaching retirement age; they Median HH Income are comfortable in their jobs and their homes, budget $60,000 wisely, but do not plan on retiring anytime soon or moving. Neighborhoods are well established, as are Primary Trade Area the amenities and programs that supported their now Households independent children through school and college. 12.2 % Parks and Rec The appeal of these kid-friendly neighborhoods is now attracting a new generation of young couples. US Market Share 2.0 %

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Kenner Primary Trade Lifestyle Group Lifestyle Summary Area Statistics

Population The backbone of older industrial cities in states 10,600 surrounding the Great Lakes, Rustbelt Traditions residents are a mix of married-couple families and Households singles living in older developments of single-family 5,200 homes. While varied, the work force is primarily white collar, with a higher concentration of skilled Median HH Income workers in manufacturing, retail trade, and health $51,800 care. Rustbelt Traditions represents a large market of stable, hard-working consumers with modest Primary Trade Area incomes but an average net worth of nearly Households Rustbelt Traditions $400,000. Family oriented, they value time spent at 10.9 % home. Most have lived, worked, and played in the

US Market Share same area for years. 2.2 %

Population Married-couple families occupy well over half of 8,100 these suburban households. Most Home Improvement residences are single-family homes Households that are owner occupied, with only one-fifth of the 3,900 households occupied by renters. Education and diversity levels are similar to the US as a whole. Median HH Income These families spend a lot of time on the go and $72,100 therefore tend to eat out regularly. When at home, weekends are consumed with home improvement Primary Trade Area Households and remodeling projects. Home Improvement 8.1 %

US Market Share 1.7 %

Population Front Porches blends household types, with more 7,400 young families with children or single households than average. This group is also more diverse than Households the US. More than half of householders are renters, 3,700 and many of the homes are older town homes or duplexes. Friends and family are central to Front Median HH Income Porches residents and help to influence household $43,700 buying decisions. Households tend to own just one vehicle but used only when needed. Income and net Primary Trade Area worth of these residents are well below the US Households average. Front Porches 7.8 %

US Market Share 1.6 %

Figure 7: The top Tapestry Lifestyle groups profiled above portray a middle-class population in a suburban setting.

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EMPLOYMENT BASE The employment picture found in Kenner’s existing primary trade area reflects a concentrated services and retail sector foundation, comprising 71.4 percent of total employment. As shown in Figure 8 below, the services sector employs the single largest percentage (42.0 percent) of people in the existing primary trade area. However, this proportion of workers engaged in the services sector is lower than that for best practices primary trade area, Jefferson Parish and State of Louisiana generally. Within the primary trade area’s services sector, the largest percentage (15.9 percent of total employment in the primary trade area) work in other services, followed by 8.7 percent in health services and 6.9 percent in motion pictures & amusements.

Figure 8: Employment Comparison by Sector (SIC)

Existing Primary Best Practices Employment Sector Jefferson Parish State of Louisiana Trade Area Trade Area Agriculture and Mining 1.1% 0.9% 1.3% 2.5% Construction 7.8% 6.3% 5.4% 4.9% Manufacturing 4.2% 3.2% 7.0% 6.1% Transportation 2.9% 2.9% 2.7% 2.9% Communication 0.4% 0.8% 0.6% 0.9% Utility 0.1% 0.1% 0.3% 0.7% Wholesale Trade 2.9% 3.5% 4.2% 3.8% Retail Trade 29.4% 24.6% 22.6% 21.7% Finance, Insurance & Real Estate 5.2% 7.9% 6.4% 5.4% Services 42.0% 46.5% 42.8% 43.6% Government 3.7% 2.9% 6.3% 7.3% Unclassified 0.2% 0.4% 0.3% 0.3% Figure 8: Services and Retail Trade comprise the bulk of primary trade area employment.

As the second leading category of employment, retail workers account for 29.4 percent of employment within the primary trade area. Within this category, eating & drinking places is the leading subcategory of employment comprising 10.3 percent of total employment, followed by auto dealers, gas stations, auto aftermarket (5.1 percent) and food stores (4.2 percent). However, the fact that retail is the second largest employment sector in Kenner’s existing primary trade area does not necessarily mean that there is an oversupply of retail in the area; the size and scale of retailers may require a significant number of workers, but this is not indicative of how well these retailers are supplying goods and services to the surrounding community.

Daytime employment plays a large role in supporting retail. The primary trade area is estimated to have 37,800 employees; an estimated 9,000 of them are office employees who are known to expend at much higher rates, often eating out for lunch and shopping on the way to and from work. The mix of employees throughout the ten-minute drive time varies from the primary trade area most noticeably in the services industry sector, with an additional 14,800 employees within the 10- minute drivetime compared to the primary trade area. Services, retail and Finance, Insurance & Real Estate (FIRE) employ the most people by industry inside the ten-minute drivetime with

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30,700, 16,500 and 4,200 jobs, respectively. With roughly 65,200 workers within a ten-minute drive time, there are many captive daytime consumers within and surrounding the City of Kenner.

Figure 9: Drive Time and Trade Area Employment by Industry Sector

5-Minute 10-Minute Existing Primary Employment Sector Drive Time Drive Time Trade Area Agriculture & Mining 200 500 400 Construction 500 3,800 2,900 Manufacturing 200 2,400 1,600 Transportation 300 1,800 1,100 Communication 70 400 200 Utility 5 70 30 Wholesale Trade 200 2,500 1,100 Retail Trade 3,270 16,500 11,100 Home Improvement 300 700 500 General Merchandise Stores 100 1,500 1,000 Food Stores 400 2,400 1,600 Auto Dealers, Gas Stations, Auto Aftermarket 800 2,500 1,900 Apparel & Accessory Stores 70 500 400 Furniture & Home Furnishings 200 900 600 Eating & Drinking Places 1,100 5,600 3,800 Miscellaneous Retail 300 2,400 1,300 Finance, Insurance & Real Estate 540 4,200 2,000 Banks, Savings, & Lending Institutions 100 800 400 Securities Brokers 40 300 200 Insurance Carriers & Agents 200 1,100 500 Real Estate, Holding, Other Investment Offices 200 2,000 900 Services 3,340 30,700 15,900 Hotels & Lodging 300 1,100 800 Automotive Services 200 1,700 700 Motion Pictures & Amusements 100 2,800 2,600 Health Services 600 10,000 3,300 Legal Services 40 500 200 Education Institutions & Libraries 600 3,100 2,300 Other Services 1,500 11,500 6,000 Government 500 2,100 1,400 Unclassified Establishments 10 200 90 Total Employment 9,135 65,170 37,820 Figure 9: Kenner’s existing primary trade area’s employment by sector.

Consumer expenditure from daytime employment compliments that captured in the evenings and on weekends by households in the trade area. “Office Worker Retail Spending in a Digital Age,” published by the International Council of Shopping Centers in 2012, provides insight into the impact of office worker employment. Weekly office worker expenditure, adjusted for 2019 dollars, is estimated at $180. Weekly non-office worker expenditure is estimated at 37 percent of office workers.

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Non-office workers are estimated to have slightly less disposable income, to have multiple work locations including at home and typically are on the road more during their work-week. Retail purchases (general merchandise, apparel, home furnishings, electronics, grocery and convenience items) make up the majority of the office worker dollars, at $120 per week. Restaurant expenditures (full service, limited service and drinking places) account for the balance at $40 per week. Annualized, each office worker expends $9,400 before, during and after work.

The annual impact of 65,170 workers within ten minutes of the middle of the City of Kenner is $303.1 million. This expenditure breaks down to include $103.2 million in prepared food and beverage establishments, $51.6 million in grocery purchases, $116.1 million in retail sales and $32.2 million in convenience items.

Figure 10: Ten Minute Drive-Time Worker Expenditure

Non-Office Weekly Annual Office Worker Category Worker Total Expenditure Expenditure Expenditure Expenditure Expenditure Prepared Food & Beverage Limited & Full-Service $40 $2,300 $29,900,000 $44,252,000 $74,152,000 Restaurants Drinking Places $20 $900 $11,700,000 $17,316,000 $29,016,000

Retail Goods General Merchandise, Apparel, $70 $3,600 $46,800,000 $69,264,000 $116,064,000 Home Furnishings, Electronics Grocery $30 $1,600 $20,800,000 $30,784,000 $51,584,000 Convenience Items $20 $1,000 $13,000,000 $19,240,000 $32,240,000 Total $180 $9,400 $122,200,000 $180,856,000 $303,056,000 Figure 10: Employees within ten minutes of the center of the City of Kenner expend over $300 million dollars annually.

MARKET CHARACTERISTICS

Location The City of Kenner is located in Jefferson Parish in southeast Louisiana. It encompasses roughly 15 square miles and is situated approximately 12 miles west of New Orleans. Kenner is bordered by the Mississippi River to the south, Lake Pontchartrain to the north, the unincorporated areas of Metairie and River Ridge to the east, and St. Charles Parish to the west.

Kenner is bisected from east to west by Interstate 10, and the CN railroad runs east to west through the southern section of the city. Kenner is also made more accessible by the Louis Armstrong New Orleans International Airport, which is in the southern part of the city.

Points of interest in the city include the Pontchartrain Center, Treasure Chest Casino, Esplanade Mall and Rivertown. Both the Pontchartrain Center and Treasure Chest Casino are situated in the northern portion of the city along Lake Pontchartrain. The Pontchartrain Center is a 4,600 seat multi-purpose arena that hosts events year-round and the Treasure Chest Casino features 24,000 sf of casino gaming space. The Esplanade regional shopping center is further south in the center of Kenner and features 900,000 sf of retail space. Rivertown is a sixteen-block historic district that is

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situated along the bank of the Mississippi river. Rivertown is home to several museums, theaters, restaurants and seasonal events.

Rivertown

Figure 11: In 2014, Rivertown was selected as a “USA Main Street” community for its charming historic district.

Located along the Mississippi River, Kenner’s Rivertown is a sixteen-block historic district that offers a host of cultural and family attractions, as well as restaurants and gift shops. Some of Rivertown’s most notable attractions are the Kenner Planetarium and Megadome Cinema, Rivertown Science Center, Rivertown Theaters for the Performing Arts and LaSalle’s Landing.

The Kenner Planetarium and Megadome Cinema features a 40-foot high domed screen and hosts events like laser light shows and educational programs related to astronomy. The Rivertown Science Center houses a full-size NASA International Space Station prototype (which is only one of two prototypes in the world), as well as exhibits on minerals, optical illusions, waterways and meteorology. The Rivertown Theaters for the Performing Arts, consisting of a duo of theaters linked by a picturesque outdoor courtyard, hosts performances ranging from well-known stage productions to theater adaptations of films. LaSalle’s Landing is a historic spot offering stunning views of the Mississippi River. There you will find flags from ten different countries representing all of the different nations who governed Louisiana at one time or another. Also, LaSalle’s Landing was where the first heavyweight boxing match took place, way back in 1870.

Rivertown also holds seasonal events like Oktoberfest, a holiday market and craft show and an ongoing farmer’s market. Rivertown’s beautiful park, Heritage Park, is also a venue for other special events such as movie screenings and live music.

Access Regional linkage is strong in the City of Kenner. I-10 runs through the center of the city, connecting to New Orleans to the east and Baton Rouge to the northwest. Significant traffic also enters Kenner from the east via Veterans Boulevard, Airline Highway and West Napoleon Avenue, and from the west via I-310 and Airline Highway.

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Figure 12: Kenner’s Louis Armstrong International Airport saw passenger traffic of over 13 million people in 2018.

Moreover, there is a dense network of roads within the City of Kenner that help make destinations easily accessible. These include Williams Boulevard, West Esplanade Avenue and Reverend Richard Wilson Drive. Finally, Kenner is made even more accessible by the Louis Armstrong New Orleans International Airport, which is in the southern part of the city. This airport welcomes millions of travelers each year from around the world, and it is scheduled to open a new $1 billion terminal later this year.

Figure 13: Traffic Counts

Road AADT (2018) I-10 east of David Drive (from east) 157,700 I-10 west of Williams Boulevard 116,100 I-310 north of Airline Highway (from west) 67,400 Williams Boulevard north of I-10 55,000 Veterans Boulevard east of David Drive (from east) 42,800 West Esplanade Avenue west of Williams Road 38,500 Williams Boulevard south of Veterans Memorial Highway 37,900 Veterans Boulevard east of Williams Road 34,400 Airline Highway at the Jefferson-St. Charles parish border 29,600 Airline Highway east of Roosevelt Boulevard (from east) 29,400 West Esplanade Avenue east of Williams Road 26,200 Power Boulevard south of Vintage Drive 24,800 West Napoleon Avenue west of Roosevelt Boulevard 20,700 Reverend Richard Wilson Drive west of Williams Road 13,300 Figure 13: The traffic chart shows the most traffic on I-10, I-310 and Williams Boulevard (Sources: Jefferson Parish Traffic Engineering Division; Louisiana Department of Transportation and Development).

General Retail Market Conditions According to CoStar, the City of Kenner has a total of 4.8 million sf of retail space. The average retail market rent is $15.07/sf, a figure that has increased by 0.5 percent in the last 12 months. Rents are highest for neighborhood centers (at $17.36/sf) and lowest for malls (at $10.71/sf). The average retail vacancy rate is currently 3.5 percent, and has increased by 1.1 percent over the last 12 months. Among the different shopping center types, neighborhood centers have the highest average vacancy rate (10.1 percent) and malls have the lowest (0.5 percent). Over the past 12 months there have been 103,000 sf of deliveries, which is more than double the city’s historical

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annual average of 50,400 sf. However, as of the date of this report, no retail is under construction. Also over the last 12 months, 14 retail properties were sold in Kenner at an average of $246/sf and average cap rate of 7.1 percent.

Shopping Centers in Kenner

Figure 14: Kenner Shopping Centers

Figure 14: Map and Table (below) of Kenner’s regional, power and neighborhood shopping centers

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Retail Center Name Shopping Center Type 1. Esplanade Mall Regional Center 2. Shoppes on Veterans Power Center 3. The Pavilion Shopping Center Community Center 4. Kenner Plaza Power Center 5. Kenner Marketplace Neighborhood Center 6. The Kenner Center Neighborhood Center

1. Esplanade Mall

Figure 15: In addition to its retail and restaurant offerings, the Esplanade Mall has a skating rink and is home to Kenner recreation programs.

The Esplanade Mall is a regional shopping center that was developed by Cadillac Fairview in 1983. Upon opening, it featured 80 stores and its anchor tenants were DH Holmes, Mervyn’s and Godchaux’s. Macy’s became the shopping center’s fourth anchor when it opened in 1986, which was the first Macy’s to open in Louisiana. Today, The Esplanade Mall is anchored by Dillard’s Clearance, 365 by Image and Target. Its other retailers include Bath & Body Works, Foot Action, Grill Daddy, Journeys and Lens Crafters, and its food court features Sno Carnival, Philly Dat Up and Bongo 88.

The Esplanade Mall has changed ownership four times. In 2003 the Mills Corporation bought Esplanade Mall from Cadillac Fairview, and the center later came to be owned by Simon Property Group after it merged with the Mills Corporation in 2007. In 2016, Pacific Retail became the owner, and two years later it sold The Esplanade Mall to its current owner (Kohan Retail Investment Group) for $9.25 million.

Today, many of The Esplanade Mall’s stores, including former anchor tenants like Mervyns, Macy’s and Dillards Men’s Store, have closed. As a result, some former retail spaces have been converted to other uses. For example, the Kenner gymnastics program has been moved into a former Old Navy location, and the mall is also now home to an ice skating rink. The City and Kohan Retail Investment Group are considering several other plans to convert the center into a mixed-use space. For example, the 280,000 sf former Macy’s anchor location is being considered as a potential destination for City Hall.

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2. Shoppes on Veterans

Figure 16: The Shoppes on Veterans is home to a 175,000 sf Home Depot and 160,000 sf Walmart Supercenter

Located near the boundary line between Kenner and the City of Metairie, Shoppes on Veterans is a 380,000 sf power center. Its tenants are Home Depot, Walmart, Verizon Wireless, Starbucks, Burger King, Sally Beauty Supply, Subway, Gamestop and Sport Clips. Currently this center is 100 percent leased.

3. The Pavilion Shopping Center

The Pavilion Shopping Center is a 225,000 sf community shopping center. It opened in 1991 and is located across from the Esplanade Mall. Nearly 100,000 sf of The Pavilion Shopping Center currently sits vacant. Its current tenants are At Home (which is 90,000 sf), Club4Fitness, Mattress Firm, 7 Wok and Mcalister’s Deli. The Club4Fitness location at the Pavilion Shopping Center, which is 30,000 sf, opened earlier this year.

4. Kenner Plaza

Located at the southeast corner of West Esplanade Avenue and Williams Boulevard, Kenner Plaza is a 110,000 sf power center. Its tenants are Office Depot, Party City, Aaron’s, Family Dollar, Save-A-Lot, Ray Fransen’s Drum Center, Popeyes Louisiana Kitchen and Iguana’s Grill. Kenner Plaza is currently 100 percent leased and is owned by Parish Partners.

5. Kenner Marketplace

Built in 1985, Kenner Marketplace is a 100,000 sf neighborhood shopping center. It is anchored by a 55,000 sf Rouses Supermarket. This shopping center’s in-line retailers include LKD Nail & Skin Care, Salon Salon and Wonder Cuts, and it features restaurants such as Papa John’s, Smoothie King, Subway and Laketown Bar & Grill. Lastly, Kenner Marketplace is owned and managed by Victory Real Estate Investments.

6. The Kenner Center

This 80,000 sf neighborhood shopping center is located on West Esplanade Avenue across from a Walmart Supercenter, Walgreens and the Ochsner Medical Center. It was built in 1983 and its anchor tenants are Stein Mart, Dollar Tree and Goodwill. Additionally, its other tenants include

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Payless Tobacco Outlet, Optical Fashion Eyewear, Tokyo Grill and Dominoes Pizza. The Kenner Center has historically enjoyed strong occupancy and is currently 100 percent leased. Indeed, 73 percent of its current tenants have been at the center since 2001. The Kenner Center is owned by Folmar and Associates but is presently listed for sale at $6.9 million ($89/sf).

Figure 17: Views of the Metairie shopping district located 5 miles east of Kenner. Although the commercial district includes numerous fine shops and restaurants, it lacks the walkability and placemaking commonly found in many upscale town centers.

COMPETING SHOPPING CENTERS

Figure 18: Competing Shopping Centers

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Retail Distance Retail Center Name Shopping Center Type Size (sf) to Kenner 1. Lakeside Shopping Center Regional Center 1.2 million 6.0 miles 2. Elmwood Center Power Center 1.2 million 5.0 miles 3. Oakwood Center Regional Center 910,000 14.0 miles 4. Clearview Mall Community Center 590,000 4.5 miles 5. Outlet Collection at Riverwalk Outlet Center 250,000 12.0 miles 6. Westgate Plaza Power Center 210,000 <1 mile Figure 18: Map and Table of the competing regional, power, outlet and community shopping centers. 1. Lakeside Shopping Center

Figure 19: The Lakeside Shopping Center attracts an estimated 10 million shoppers per year

The Lakeside Shopping Center is a 1.2 million sf regional shopping center in the City of Metairie. It opened in 1960 as the first regional shopping center in the New Orleans area. Today its four retail anchors are Dillard’s, Macy’s, J.C. Penney and Zara. The Lakeside Shopping Center also features over 140 national, regional and local merchants and is the exclusive home of many popular retailers and restaurants. Lakeside Shopping Center retailers and restaurants that you cannot find anywhere else in the New Orleans area include Abercrombie & Fitch, Ann Taylor, Apple, Fleming’s Steakhouse & Wine Bar, Gap, P.F. Chang’s, Pottery Barn and Pandora. Additionally, several of its tenants cannot be found anywhere else in the State of Louisiana, including Restoration Hardware, The Cheesecake Factory, Athleta, Microsoft Store and Bravo Cucina Italiana.

The Lakeside Shopping Center is the highest grossing regional shopping center in greater New Orleans. It has experienced a 27 percent increase in its GLA over the last 10 years, and is currently 98 percent occupied. The Lakeside Shopping Center is owned and managed by The Feil Organization and is located 6 miles east of the City of Kenner.

2. Elmwood Center The Elmwood Center opened in 1975 with Lauricella Land as one of the principal developers. The shopping center’s original tenants included a Woolco discount department store, A&P grocery and City Stores furniture business. In 1995, Lauricella Land acquired 100 percent interest in the

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Elmwood Center and since then has grown Elmwood to over 1 million sf, making it the largest open air shopping center in Louisiana. Today, Elmwood’s many tenant anchors include Home Depot, Elmwood Fitness Center, Marshall’s, TJ Maxx, Hobby Lobby, Best Buy, Office Max, Petsmart, DSW, Ulta, Old Navy, Cost Plus World Market, Big Lots and Ashley Furniture Homestore.

There are extensive plans to transform the 44-year old Elmwood Center. Last year Lauricella Land announced plans to convert the power center into a mixed-use complex. In particular, the owner has released renderings for a new, five story building with four floors of apartments above 85,000 sf of retail. Additionally, Lauricella Land plans to incorporate walking paths, bike lanes and more greenscaping into the development. The Elmwood Center is located 5 miles southeast of the City of Kenner.

3. Oakwood Center

Figure 20: Shops at the Oakwood Mall in 1968 (left) and a present-day picture of the shopping center’s interior (right).

Oakwood Center is a regional shopping center situated at the foot of the Crescent City Connection, which links the West Bank to downtown New Orleans and the historic French Quarter. The Oakwood Center was originally named the “Oakwood Mall.” The Oakwood Mall opened in 1966 and was the region’s first fully-enclosed retail complex. When it opened, the shopping center encompassed 690,000 sf, its anchor tenants were D.H. Holmes and Sears and it featured a total of fifty six stores.

The physical structure of the complex remained virtually unchanged until the mid-1980s, when a food court was installed and a large Mervyn’s location was added. Then a major renovation and expansion was completed between 1990 and 1994 in which a new Dillard’s was built, along with a new Maison Blanche and south wing of stores. At that point the shopping center was renamed “Oakwood Center” and it encompassed approximately 1.1 million sf of retail space and housed 120 stores.

However, in August 2005 the Oakwood Center was severely damaged by Hurricane Katrina. As a result, the shopping center had to be rebuilt and many of its tenants changed. Today, the Oakwood Center has 910,000 sf of retail space and over 80 retailers. Key tenants include Carter’s, Dick’s Sporting Goods, Dillard’s, Forever 21, H&M, JCPenney, Old Navy and Ulta Beauty. The

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Oakwood Center is currently owned and managed by Brookfield Properties, and it is located 14 miles southeast of the City of Kenner.

4. Clearview Mall Located in the City of Metairie on Veterans Memorial Boulevard at Clearview Parkway, the Clearview Mall is a 590,000 sf community shopping center. Developed by Robert Walmsley, the Clearview Mall opened in 1969. Its original anchor tenants were two retail giants – Maison Blanche and Sears Roebuck & Co. Currently, its anchor tenants are Target (which is 250,000 sf), Bed, Bath & Beyond and AMC Palace Theatre. Clearview Mall’s other retailers include Shoe Dept., Bath & Body Works, Dollar Tree, DXL Men’s Apparel, GNC and The Flagstick. Additionally, it features restaurants such as Zea’s Rotisserie Grill, Semolina’s and Walk On’s Bistreaux & Bar. The Clearview Mall also has two meeting facilities on site able to accommodate up to 200 guests. This shopping center is currently 90 percent leased and is owned by Richards Clearview LLC. It is situated 4.5 miles east of the City of Kenner.

5. The Outlet Collection at Riverwalk

Figure 21: The Outlet Collection at Riverwalk is the country’s first downtown outlet center.

Opened in 2014, The Outlet Collection at Riverwalk is an outlet mall in the Central Business District of New Orleans. It is located along the Mississippi River waterfront, stretching from the base of Canal Street up to the New Orleans Morial Convention Center. In total, The Outlet Collection at Riverwalk features 250,000 sf of retail space and 75 stores. Major national brands with stores here include Nordstrom Rack, Le Creuset, Levi’s, Calvin Klein Underwear, Under Armour, Tommy Hilfiger, Neiman Marcus Last Call Studio, Tommy Bahama Outlet, Forever 21, Coach, The PUMA Store and Guess. The Outlet Collection at Riverwalk was developed and is currently owned by the Howard Hughes Corporation. It is located 12 miles southeast of the City of Kenner.

6. Westgate Plaza Built in 1986, Westgate Plaza is a 210,000 sf power center located in the City of Metairie. Its major tenants are Academy Sports & Outdoors, Marshalls, Michaels, Laser Tag & Games and Scandinavia Furniture. Westgate Plaza is owned and managed by Victory Real Estate

24. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Investments, LLC and is currently 90 percent occupied. It is situated less than a mile east of the City of Kenner.

RETAIL & RESTAURANT DEMAND This study realistically estimates that under present existing conditions the City of Kenner could support up to 60,000 sf of additional retail and restaurant space which could generate up to $15.9 million in sales in 2019, potentially growing to $16.6 million by 2024. If achieved, this growth could support 8 to 12 new retailers and 6 to 8 new restaurants.

On the other hand, the city could support significantly more retail and restaurant development if a town center was built using industry best practices for walkability, development standards and beautification. In that scenario, Kenner could be able to support up to 210,000 sf of new retail and restaurant development which could generate as much as $69.3 million in sales by 2024. This new commercial development could include 35 to 45 new retail stores totaling 140,000 sf and 18 to 22 restaurants totaling 70,000 sf.

See below GPG’s supportable retail table, Figure 22:

Figure 22: Supportable Retail Table

Figure 22: Sales stated in constant 2019 dollars.

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Figure 23: Two of Kenner’s main commercial streets - Williams Boulevard at West Esplanade (pictured above) and Veterans Boulevard west of Power Boulevard (pictured below).

Analysis Assumptions Gibbs Planning Group, Inc. has assumed the following factors in the completion of this commercial market analysis: • No major regional retail centers will be developed within the defined Kenner primary trade areas of this analysis through 2024.

• The Kenner region’s economy will continue at normal or above normal ranges of employment, inflation, retail demand and growth.

• The City of Kenner is properly zoned and has the infrastructure necessary to support new commercial development.

• Any new commercial development in the City of Kenner will be planned, designed, built and managed to the best practices of the American Institute of Architects, American

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Planning Association, American Society of Landscape Architects, Congress for New Urbanism, International Council of Shopping Centers and The Urban Land Institute.

Rationale The rationale for the findings in this study are as follows:

• Within the existing primary trade area, over 35 percent of households earn over $75,000 per year. • The Louis Armstrong International airport functions as an effective anchor for the city.

• The historic Kenner Rivertown district has an attractive walkable village character that is unique to the New Orleans region.

• Traffic congestion in Kenner limits easy access to downtown New Orleans and other shopping destinations

Retail Category Definitions Retail categories in the Supportable Retail Table correspond to the North American Industry Classification System (NAICS), the standard used by Federal statistical agencies in classifying business establishments for the purpose of collecting, analyzing, and publishing statistical data related to the U.S. business economy. The following NAICS codes and definitions are provided by the U.S. Census Bureau:

Retail Auto Supply Stores (4411): establishments known as automotive supply stores primarily engaged in retailing new, used, and/or rebuilt automotive parts and accessories, automotive supply stores that are primarily engaged in both retailing automotive parts and accessories and repairing automobiles; establishments primarily engaged in retailing and installing automotive accessories; and establishments primarily engaged in retailing new and/or used tires and tubes or retailing new tires in combination with automotive repair services.

Furniture Stores (4421): establishments primarily engaged in retailing new furniture, such as household furniture (e.g., baby furniture box springs and mattresses) and outdoor furniture; office furniture (except those sold in combination with office supplies and equipment); and/or furniture sold in combination with major appliances, home electronics, home furnishings and/or floor coverings.

Home Furnishings Stores (4422): establishments primarily engaged in retailing new home furnishings (except furniture).

Electronics and Appliance Stores (4431): establishments primarily engaged in retailing the following new products: household-type appliances (refrigerator, dishwasher, oven), cameras, computers/software, televisions and other electronic goods.

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Hardware Stores (4441): establishments primarily engaged in retailing new building materials and supplies (lumber, plumbing, electrical, tools, housewares, hardware, paint, and wallpaper).

Lawn and Garden Supply Stores (4442): establishments primarily engaged in retailing new lawn and garden equipment and supplies. (Nursery, farm and garden products, outdoor power equipment). Grocery Stores (4451): establishments primarily engaged in retailing a general line of food products (canned/frozen food, fruits and vegetables, meat, fish, poultry, milk, bread, eggs, soda).

Specialty Food Stores (4452): establishments primarily engaged in retailing specialized lines of food (meat, fish/seafood, fruits/vegetables, baked goods, candy, nuts, confections, popcorn, ice cream, items not made on the premises).

Beer, Wine, and Liquor Stores (4453): establishments primarily engaged in retailing packaged alcoholic beverages, such as ale, beer, wine and liquor.

Health & Personal Care Stores (4461): establishments primarily engaged in retailing health and personal care products (pharmacies/drug stores, first aid, beauty products, household supplies, candy, prepackaged snacks, optical goods, vitamins/supplements).

Clothing stores (4481): men’s and boys’ clothing stores; women’s and girls’ clothing stores; children’s and infants’ clothing stores; family clothing stores; clothing accessories stores.

Shoe Stores (4482): Shoes (men’s, women’s, child/infant, athletic).

Jewelry Stores (4483): Jewelry, luggage, and leather goods (silverware, watches, clocks, handbags, briefcases, belts, gloves).

Sporting Goods Stores (4511): establishments primarily engaged in retailing new sporting goods (fitness equipment, bikes, camping, uniforms and footwear).

Book & Music Stores (4512): establishments primarily engaged in retailing new books, newspapers, magazines, and prerecorded audio and video media.

Department Stores (4521): establishments known as department stores primarily engaged in retailing a wide range of the following new products with no one merchandise line predominating: apparel; furniture; appliances and home furnishings; and selected additional items, such as paint, hardware, toiletries, cosmetics, photographic equipment, jewelry, toys and sporting goods. Merchandise lines are normally arranged in separate departments.

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General Merchandise Stores (4529): establishments primarily engaged in retailing new goods in general merchandise stores (except department stores) (warehouse clubs, supercenters, apparel, auto parts, dry goods, hardware, groceries, housewares, no line predominating).

Florists (4531): establishments known as florists primarily engaged in retailing cut flowers, floral arrangements, and potted plants purchased from others. These establishments usually prepare the arrangements they sell.

Office Supplies & Gift Stores (4532): establishments primarily engaged in one or more of the following: (1) retailing new stationery, school supplies, and office supplies; (2) retailing a combination of new office equipment, furniture, and supplies; (3) retailing new office equipment, furniture, and supplies in combination with retailing new computers; and (4) retailing new gifts, novelty merchandise, souvenirs, greeting cards, seasonal and holiday decorations and curios.

Miscellaneous Retailers (4539): establishments primarily engaged in retailing new miscellaneous specialty store merchandise (except motor vehicle and parts dealers; furniture and home furnishings stores; consumer-type electronics and appliance stores; building material and garden equipment and supplies dealers; food and beverage stores; health and personal care stores; gasoline stations; clothing and clothing accessories stores; sporting goods, hobby, book, and music stores; general merchandise stores; florists; office supplies, stationery, and gift stores; and used merchandise stores). Pet supplies, art dealers, manufactured home dealers, tobacco/cigar stores,

Restaurants Full-Service Restaurants (7221): establishments primarily engaged in providing food services to patrons who order and are served while seated (i.e., waiter/waitress service) and pay after eating. Establishments that provide these types of food services to patrons with any combination of other services, such as carryout services are classified in this industry.

Limited-Service Restaurants (7222): establishments primarily engaged in providing food services where patrons generally order or select items and pay before eating. Most establishments do not have waiter/waitress service, but some provide limited service, such as cooking to order (i.e., per special request), bringing food to seated customers, or providing off-site delivery (cafeterias, snack/ juice bar, ice cream/soft serve shops, cookie shops, popcorn shops, donut shops, coffee shops, bagel shops).

Special Food Services (7223): establishments primarily engaged in providing one of the following food services (2) a location designated by the customer; or (3) from motorized vehicles or non-motorized carts. • Food Service Contractors: Establishments may be engaged in providing food services at institutional, governmental, commercial, or industrial locations of

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others based (cafeteria, restaurant, and fast food eating-place) on contractual arrangements with these types of organizations for a specified period of time. Management staff is always provided by the food services contractor.

• Caterers: providing single event-based food services. These establishments generally have equipment and vehicles to transport meals and snacks to events and/or prepare food at an off-premise site. Banquet halls with catering staff are included in this industry. Examples of events catered by establishments in this industry are graduation parties, wedding receptions, business or retirement luncheons and trade shows.

• Mobile Food Services: establishments primarily engaged in preparing and serving meals and snacks for immediate consumption from motorized vehicles or non-motorized carts. The establishment is the central location from which the caterer route is serviced, not each vehicle, or cart. Included in this industry are establishments primarily engaged in providing food services from vehicles, such as hot dog carts and ice cream trucks.

Drinking Places (Alcoholic Beverages) (7224): establishments primarily engaged in preparing and serving alcoholic beverages for immediate consumption (bars, taverns, nightclubs).

Shopping Center Definitions This study utilizes the shopping centers typologies defined by the International Council of Shopping Centers (ICSC) as follows:

• Convenience Centers: Convenience centers are 30,000 sf or less, unanchored, and generally will service a trade area of up to one mile. These centers include banking, carryout foods, florists, mail centers, small restaurants, small food markets, and professional services such as real estate and financial consulting. The centers typically include six to eight businesses.

• Neighborhood Centers: Neighborhood centers are anchored with a full-sized supermarket and typically range from 60,000 to 100,000 sf. They service a trade area of two to three miles and can include apparel, banks, carryout food, hardware, mail centers, restaurants, sporting goods and professional services such as financial consulting and real estate.

• Community Centers: Community centers typically range from 150,000 to 300,000 sf and are almost always anchored with a full-sized department store. They also include junior anchor retailers selling books, crafts, shoes, and sporting goods. Community centers often include large home improvement stores and medium-sized discount apparel stores. Their service area is typically five to seven miles in suburban locations.

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• Lifestyle Centers: Lifestyle centers average 150,000 to 200,000 sf and feature popular apparel, book, and home furnishing stores, as well as cinemas and a wide selection of themed restaurants. The centers are frequently planned as walkable areas with main streets. Recently, lifestyle centers have included large anchors such as department stores, public libraries, and supermarkets. These centers typically have a trade area of four to six miles when developed in suburban settings. Lifestyle centers that include civic, employment, and residential buildings along with the retail land use are defined as ‘town centers.’

• Regional Centers: Regional centers average trade areas of eight to 12 miles and are anchored with multiple department stores. The centers can range from 800,000 to 1,500,000 sf, and often include cinemas along with 200,000 sf of national brand fashion.

Limits of Study The findings of this study represent GPG’s best estimates for the amounts and types of retailers and restaurants that may be reasonably supportable in the City of Kenner. Every reasonable effort has been made to ensure that the data contained in this study reflect the most accurate and timely information possible and are believed to be reliable.

This study is based on estimates, assumptions, and other information developed by GPG independent research effort, general knowledge of the industry, and consultations with the client and its representatives. This study is designed as objective third-party research and GPG does not recommend that any or all of the supportable retail be developed in the study area.

No responsibility is assumed for inaccuracies in reporting by the client, its agent and representatives or in any other data source used in preparing or presenting this study. This report is based on information that was current as of November 5, 2019 and GPG has not undertaken any update of its research effort since such date.

This report may contain prospective financial information, estimates, or opinions that represent GPG’s view of reasonable expectations at a particular time, but such information, estimates, or opinions are not offered as predictions or assurances that a particular level of income or profit will be achieved, that particular events will occur, or that a particular price will be offered or accepted. The actual amounts of supportable retail could be significantly higher or lower depending on multiple market and not market factors including the type, design and quality of the new development. It is plausible that a new walkable town center, with well-designed buildings and public realm, could draw visitors from beyond this study’s estimated trade area boundaries and considerably outperform the site’s location and limited market potential. This would require an extraordinary development team and retailer mix unique to the market, including anchor retailers. On the other hand, a poorly implemented commercial center or badly managed businesses could underperform the location and the estimates of this study.

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Actual results achieved during the period covered by our prospective financial analysis may vary from those described in our report, and the variations may be material. Therefore, no warranty or representation is made by GPG that any of the projected values or results contained in this study will be achieved. This study should not be the sole basis for programming, planning, designing, financing, or development of any commercial center.

--END OF STUDY--

32. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Kenner Retail Market Analysis 33. Gibbs Planning Group, Inc. 06 November 2019

Appendix A1: Existing Primary Trade Area Business Summary

Totals Establishments Unclassified Government Summary Services Summary Finance, Insurance, Real Estate Trade Summary Retail Trade Wholesale Utility Communication Transportation anufacturing M Construction ining & M Agriculture by SIC Codes (per 100 Ratio Residents) Population Employee/Residential Population: Residential Total Employees: Total area in Businesses: Total businesses all r fo ata D Other Other Services & Libraries Institutions Education Legal Services Services Health & Amusements Pictures otion M Services Automotive & Lodging Hotels Offices Other Investment Holding, Real Estate, & Insurance Carriers Agents Brokers Securities & Savings Lending Institutions Banks, Retail iscellaneous M Eating & Places Drinking Furnishings & Furniture Home Stores & Apparel Accessory Aftermarket Auto Dealers, Gas Stations, Auto Stores Food Stores erchandise General M Improvement Home t te o N ate D urce: So Gibbs Planning Group Gibbs Copyright 2019 Infogroup, Inc. All rights reserved. Esri Total Residential Population forecasts for 2019. for forecasts Population 2019Residential Copyright Inc. reserved. Esri Total rights Infogroup, All : Data on the Business Summary report is calculated is calculated Summary report : the Business on Data Business Summary Business Area: 24.27 square miles square 24.27 Area: Area Trade Primary Existing Esri’ s D ata allo catio n n catio allo ata D s Esri’ which uses census block groups to allocate business summary data to custom areas. custom data to summary business allocate to groups block which census uses Number 4,404 1,005 1,638 Businesses 403 302 982 449 351 198 170 163 108 195 103 173 104 119 161 113 80 77 43 27 53 79 70 65 48 37 37 68 6 Percent 100.0% 22.8% 37.2% 22.3% 10.2% 8.0% 4.5% 2.7% 3.9% 0.6% 3.7% 2.5% 9.2% 4.4% 6.9% 3.7% 2.3% 0.8% 3.9% 0.8% 2.6% 2.4% 1.8% 1.7% 1.0% 1.2% 1.8% 1.6% 1.5% 0.1% 1.5% 1.1% 121,650 37,465 4,404 31 Prepared by Esri by Prepared Number 37,465 15,753 11,023 5,964 2,267 3,270 2,573 3,846 1,386 1,943 1,287 1,892 1,563 1,000 1,093 1,090 1,563 2,913 Employees 866 473 427 608 369 458 425 166 801 178 155 711 92 29 Percent 100.0% 42.0% 29.4% 15.9% 10.3% 0.2% 3.7% 0.4% 8.7% 6.9% 2.3% 0.5% 5.2% 3.4% 4.2% 2.7% 2.9% 0.4% 2.9% 4.2% 7.8% 6.1% 1.9% 2.1% 1.3% 1.6% 1.0% 5.1% 1.2% 0.1% 1.1% 1.1%

34. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix A2: Existing Primary Trade Area Business Summary

Total Establishments Unclassified Administration Public Administration) (except Public Other Services Services & Food Accommodation & Recreation Entertainment Arts, Assistance Care & Health Social Services Educational & anagement Remediation & & Waste M Support Administrative & Enterprises Companies of anagement M & Services Tech Scientific Professional, & Rental Leasing Real Estate, & Finance Insurance Information & Warehousing Transportation Trade Retail Trade Wholesale anufacturing M Construction Utilities ining M & Fishing Hunting Forestry, Agriculture, by NAICS Codes uooieRpi aintenance Repair & M Automotive & Places Drinking Services Food Accommodation Legal Services & Other Funds, Trusts & Activities; Insurance Carriers Related & Other Financial Contracts Commodity Securities, & Activities Related Intermediation Bank/Credit Central Retailers Nonstore Retailers Store iscellaneous M Stores erchandise General M Stores usic & M Hobby, Book, Goods, Sport Stores Accessories & Clothing Clothing Stations Gasoline Care Stores & Health Personal Stores & Beverage Food aterial & Garden & Equipment Supplies Dealers M Bldg Stores & Appliance Electronics Stores Furnishings & Furniture Home Dealers Vehicle & Parts otor M t te o N ate D urce: So Gibbs Planning Group Gibbs Copyright 2019 Infogroup, Inc. All rights reserved. Esri Total Residential Population forecasts for 2019. for forecasts Population 2019Residential Copyright Inc. reserved. Esri Total rights Infogroup, All : Data on the Business Summary report is calculated is calculated Summary report : the Business on Data Business Summary Business Area: 24.27 square miles square 24.27 Area: Area Trade Primary Existing Esri’ s D ata allo catio n n catio allo ata D s Esri’ which uses census block groups to allocate business summary data to custom areas. custom data to summary business allocate to groups block which census uses Number 4,404 Businesses 646 309 335 255 332 208 247 644 470 351 102 108 133 167 134 151 181 80 27 80 55 83 94 75 48 26 83 28 64 75 39 24 33 13 61 61 17 3 2 1 Percent 100.0% 14.7% 14.6% 10.7% 8.0% 3.4% 7.0% 0.6% 7.6% 5.8% 2.3% 0.3% 7.5% 4.7% 2.5% 5.6% 0.4% 0.6% 0.6% 0.9% 0.5% 0.7% 3.0% 3.8% 3.0% 0.0% 0.0% 1.8% 1.8% 4.1% 1.4% 1.2% 1.9% 1.4% 2.1% 1.7% 1.9% 1.5% 1.7% 0.1% 1.1% Prepared by Esri by Prepared Number 37,465 2,654 3,908 4,709 2,473 2,342 6,984 1,386 4,017 1,524 1,678 1,070 1,098 1,064 1,000 1,754 1,047 1,732 3,108 1,401 Employees 564 473 444 323 430 208 566 487 327 801 212 182 415 138 199 92 57 60 98 4 4 Percent 100.0% 10.4% 12.6% 10.7% 18.6% 0.2% 3.7% 6.6% 6.3% 0.2% 0.6% 4.5% 2.9% 0.5% 2.9% 0.9% 2.8% 0.2% 2.7% 0.6% 0.4% 3.7% 0.5% 0.9% 4.7% 2.8% 4.6% 8.3% 0.0% 0.3% 0.0% 1.5% 7.1% 2.1% 4.1% 1.3% 1.2% 1.5% 1.3% 1.1% 1.1%

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Appendix B1: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

Population Summary 2000 Total Population 129,313 2010 Total Population 121,958 2019 Total Population 121,650 2019 Group Quarters 678 2024 Total Population 120,929 2019- 2024 Annual Rate - 0.12% 2019 Total Daytime Population 92,187 Workers 32,755 Residents 59,432 Household Summary 2000 Households 49,109 2000 Average Household Size 2.61 2010 Households 47,405 2010 Average Household Size 2.56 2019 Households 47,702 2019 Average Household Size 2.54 2024 Households 47,570 2024 Average Household Size 2.53 2019- 2024 Annual Rate - 0.06% 2010 Families 31,893 2010 Average Family Size 3.08 2019 Families 31,339 2019 Average Family Size 3.09 2024 Families 30,982 2024 Average Family Size 3.09 2019- 2024 Annual Rate - 0.23% Housing Unit Summary 2000 Housing Units 51,791 Owner Occupied Housing Units 63.0% Renter Occupied Housing Units 31.8% Vacant Housing Units 5.2% 2010 Housing Units 52,255 Owner Occupied Housing Units 59.4% Renter Occupied Housing Units 31.3% Vacant Housing Units 9.3% 2019 Housing Units 52,735 Owner Occupied Housing Units 57.3% Renter Occupied Housing Units 33.2% Vacant Housing Units 9.5% 2024 Housing Units 52,841 Owner Occupied Housing Units 57.8% Renter Occupied Housing Units 32.3% Vacant Housing Units 10.0% Median Household Income 2019 $54,445 2024 $58,164 Median Home Value 2019 $196,067 2024 $208,908 Per Capita Income 2019 $29,086 2024 $32,400 Me dia n Age 2010 39.4 2019 40.8 2024 41.7 D ata N o te: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

36. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix B2: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

2019 Households by Income Household Income Base 47,702 <$15,000 11.2% $15,000 - $24,999 10.4% $25,000 - $34,999 10.2% $35,000 - $49,999 13.4% $50,000 - $74,999 19.5% $75,000 - $99,999 12.3% $100,000 - $149,999 13.0% $150,000 - $199,999 6.1% $200,000+ 4.0% Average Household Income $74,175 2024 Households by Income Household Income Base 47,570 <$15,000 10.1% $15,000 - $24,999 9.5% $25,000 - $34,999 9.6% $35,000 - $49,999 12.5% $50,000 - $74,999 19.4% $75,000 - $99,999 12.0% $100,000 - $149,999 14.5% $150,000 - $199,999 7.8% $200,000+ 4.5% Average Household Income $82,365 2019 Owner Occupied Housing Units by Value Total 30,191 <$50,000 2.6% $50,000 - $99,999 4.4% $100,000 - $149,999 16.9% $150,000 - $199,999 28.3% $200,000 - $249,999 18.8% $250,000 - $299,999 13.5% $300,000 - $399,999 8.8% $400,000 - $499,999 3.1% $500,000 - $749,999 2.1% $750,000 - $999,999 0.8% $1,000,000 - $1,499,999 0.2% $1,500,000 - $1,999,999 0.2% $2,000,000 + 0.4% Average Home Value $232,526 2024 Owner Occupied Housing Units by Value Total 30,524 <$50,000 1.7% $50,000 - $99,999 3.3% $100,000 - $149,999 14.5% $150,000 - $199,999 26.9% $200,000 - $249,999 20.0% $250,000 - $299,999 14.5% $300,000 - $399,999 9.9% $400,000 - $499,999 3.9% $500,000 - $749,999 2.8% $750,000 - $999,999 1.0% $1,000,000 - $1,499,999 0.4% $1,500,000 - $1,999,999 0.3% $2,000,000 + 0.7% Average Home Value $257,912

D ata N o te: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents, pensions, SSI and welfare payments, child support, and alimony. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

Kenner Retail Market Analysis 37. Gibbs Planning Group, Inc. 06 November 2019

Appendix B3: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

2010 Population by Age Total 121,961 0 - 4 6.3% 5 - 9 5.8% 10 - 14 5.9% 15 - 24 12.7% 25 - 34 13.9% 35 - 44 12.3% 45 - 54 15.0% 55 - 64 13.3% 65 - 74 7.8% 75 - 84 4.9% 85 + 1.9% 18 + 78.1% 2019 Population by Age Total 121,646 0 - 4 5.7% 5 - 9 5.8% 10 - 14 5.9% 15 - 24 10.8% 25 - 34 13.9% 35 - 44 12.9% 45 - 54 12.0% 55 - 64 14.0% 65 - 74 11.0% 75 - 84 5.6% 85 + 2.4% 18 + 79.3% 2024 Population by Age Total 120,930 0 - 4 5.8% 5 - 9 5.7% 10 - 14 5.9% 15 - 24 10.6% 25 - 34 12.6% 35 - 44 14.2% 45 - 54 11.6% 55 - 64 12.6% 65 - 74 11.7% 75 - 84 6.8% 85 + 2.5% 18 + 79.2% 2010 Population by Sex Males 59,327 Females 62,631 2019 Population by Sex Males 59,146 Females 62,504 2024 Population by Sex Males 58,876 Females 62,052

So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

38. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix B4: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

2010 Population by Race/Ethnicity Total 121,958 White Alone 70.2% Black Alone 18.2% American Indian Alone 0.3% Asian Alone 3.2% Pacific Islander Alone 0.0% Some Other Race Alone 5.8% Two or More Races 2.3% Hispanic Origin 17.7% Diversity Index 62.7 2019 Population by Race/Ethnicity Total 121,650 White Alone 67.2% Black Alone 18.8% American Indian Alone 0.4% Asian Alone 3.6% Pacific Islander Alone 0.0% Some Other Race Alone 7.2% Two or More Races 2.9% Hispanic Origin 22.2% Diversity Index 68.1 2024 Population by Race/Ethnicity Total 120,928 White Alone 65.1% Black Alone 19.1% American Indian Alone 0.4% Asian Alone 3.8% Pacific Islander Alone 0.0% Some Other Race Alone 8.4% Two or More Races 3.2% Hispanic Origin 25.5% Diversity Index 71.4 2010 Population by Relationship and Household Type Total 121,958 In Households 99.4% In Family Households 83.5% Householder 26.1% Spouse 17.5% Child 31.6% Other relative 5.3% Nonrelative 3.0% In Nonfamily Households 15.9% In Group Quarters 0.6% Institutionalized Population 0.4% Noninstitutionalized Population 0.1%

D ata N o te: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ethnic groups. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

Kenner Retail Market Analysis 39. Gibbs Planning Group, Inc. 06 November 2019

Appendix B5: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

2019 Population 25+ by Educational Attainment Total 87,410 Less than 9th Grade 4.4% 9th - 12th Grade, No Diploma 7.7% High School Graduate 26.0% GED/Alternative Credential 4.2% Some College, No Degree 23.6% Associate Degree 6.1% Bachelor's Degree 18.8% Graduate/Professional Degree 9.2% 2019 Population 15+ by Marital Status Total 100,494 Never Married 35.7% Married 45.6% Widowed 7.2% Divorced 11.5% 2019 Civilian Population 16+ in Labor Force Civilian Employed 95.6% Civilian Unemployed (Unemployment Rate) 4.4% 2019 Employed Population 16+ by Industry Total 63,467 Agriculture/Mining 1.0% Construction 11.7% Manufacturing 4.9% Wholesale Trade 3.2% Retail Trade 10.5% Transportation/Utilities 6.9% Information 1.3% Finance/Insurance/Real Estate 7.5% Services 47.5% Public Administration 5.4% 2019 Employed Population 16+ by Occupation Total 63,465 White Collar 58.0% Management/Business/Financial 13.2% Professional 19.5% Sales 11.8% Administrative Support 13.6% Services 19.8% Blue Collar 22.1% Farming/Forestry/Fishing 0.2% Construction/Extraction 9.0% Installation/Maintenance/Repair 4.1% Production 3.0% Transportation/Material Moving 5.9% 2010 Population By Urban/ Rural Status Total Population 121,958 Population Inside Urbanized Area 100.0% Population Inside Urbanized Cluster 0.0% Rural Population 0.0%

So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

40. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix B6: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

2010 Households by Type Total 47,406 Households with 1 Person 26.8% Households with 2+ People 73.2% Family Households 67.3% Husband- wife Families 45.0% With Related Children 18.5% Other Family (No Spouse Present) 22.3% Other Family with Male Householder 6.3% With Related Children 3.3% Other Family with Female Householder 16.0% With Related Children 9.5% Nonfamily Households 6.0%

All Households with Children 31.8%

Multigenerational Households 5.8% Unmarried Partner Households 6.8% Male- female 6.2% Same- sex 0.6% 2010 Households by Size Total 47,405 1 Person Household 26.8% 2 Person Household 31.7% 3 Person Household 17.7% 4 Person Household 13.5% 5 Person Household 6.3% 6 Person Household 2.4% 7 + Person Household 1.6% 2010 Households by Tenure and Mortgage Status Total 47,405 Owner Occupied 65.5% Owned with a Mortgage/Loan 42.1% Owned Free and Clear 23.4% Renter Occupied 34.5% 2010 Housing Units By Urban/ Rural Status Total Housing Units 52,255 Housing Units Inside Urbanized Area 100.0% Housing Units Inside Urbanized Cluster 0.0% Rural Housing Units 0.0%

D ata N o te: Households with children include any households with people under age 18, related or not. M ultigenerational households are families with 3 or more parent- child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. M ultigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

Kenner Retail Market Analysis 41. Gibbs Planning Group, Inc. 06 November 2019

Appendix B7: Existing Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

Top 3 Tapestry Segments 1. Comfortable Empty Nesters 2. Parks and Rec (5C)(5A) 3. Rustbelt Traditions (5D) 2019 Consumer Spending Apparel & Services: Total $ $86,169,080 Average Spent $1,806.40 Spending Potential Index 84 Education: Total $ $64,171,299 Average Spent $1,345.25 Spending Potential Index 84 Entertainment/Recreation: Total $ $131,810,009 Average Spent $2,763.20 Spending Potential Index 85 Food at Home: Total $ $209,527,489 Average Spent $4,392.43 Spending Potential Index 85 Food Away from Home: Total $ $147,722,916 Average Spent $3,096.79 Spending Potential Index 84 Health Care: Total $ $242,710,206 Average Spent $5,088.05 Spending Potential Index 86 HH Furnishings & Equipment: Total $ $87,015,272 Average Spent $1,824.14 Spending Potential Index 86 Personal Care Products & Services: Total $ $36,203,583 Average Spent $758.95 Spending Potential Index 86 Shelter: Total $ $756,742,733 Average Spent $15,863.96 Spending Potential Index 86 Support Payments/Cash Contributions/Gifts in Kind: Total $ $100,944,013 Average Spent $2,116.14 Spending Potential Index 85 Travel: Total $ $90,842,170 Average Spent $1,904.37 Spending Potential Index 85 Vehicle Maintenance & Repairs: Total $ $47,073,632 Average Spent $986.83 Spending Potential Index 86

D ata N o te: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100.

So urce: Consumer Spending data are derived from the 2016 and 2017 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

42. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix C1: Existing Primary Trade Area Housing Profile

Gibbs Planning Group Housing Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

P opula tion House holds 2010 Total Population 121,958 2019 Median Household Income $54,445 2019 Total Population 121,650 2024 Median Household Income $58,164 2024 Total Population 120,929 2019- 2024 Annual Rate 1.33% 2019- 2024 Annual Rate - 0.12%

Census 2010 2 0 19 2024 Housing Units by Occupancy Status and Tenure Numbe r P e rc e nt Numbe r P e rc e nt Numbe r P e rc e nt Total Housing Units 52,255 100.0% 52,735 100.0% 52,841 100.0% Occupied 47,405 90.7% 47,702 90.5% 47,570 90.0% Owner 31,046 59.4% 30,191 57.3% 30,524 57.8% Renter 16,359 31.3% 17,511 33.2% 17,046 32.3% Vacant 4,850 9.3% 5,033 9.5% 5,271 10.0%

2 0 19 2024 Owner Occupied Housing Units by Value Numbe r P e rc e nt Numbe r P e rc e nt Total 30,191 100.0% 30,523 100.0% <$50,000 779 2.6% 528 1.7% $50,000-$99,999 1,331 4.4% 1,007 3.3% $100,000- $149,999 5,108 16.9% 4,426 14.5% $150,000- $199,999 8,550 28.3% 8,213 26.9% $200,000-$249,999 5,669 18.8% 6,104 20.0% $250,000-$299,999 4,067 13.5% 4,414 14.5% $300,000-$399,999 2,665 8.8% 3,034 9.9% $400,000-$499,999 931 3.1% 1,203 3.9% $500,000-$749,999 628 2.1% 853 2.8% $750,000-$999,999 230 0.8% 309 1.0% $1,000,000- $1,499,999 69 0.2% 123 0.4% $1,500,000- $1,999,999 57 0.2% 100 0.3% $2,000,000+ 107 0.4% 209 0.7%

Median Value $196,067 $208,908 Average Value $232,526 $257,912

Census 2010 Housing Units Numbe r P e rc e nt Total 52,255 100.0% In Urbanized Areas 52,255 100.0% In Urban Clusters 0 0.0% Rural Housing Units 0 0.0%

D ata N o te: Persons of Hispanic Origin may be of any race. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024.

Kenner Retail Market Analysis 43. Gibbs Planning Group, Inc. 06 November 2019

Appendix C2: Existing Primary Trade Area Housing Profile

Gibbs Planning Group Housing Profile

Existing Primary Trade Area Prepared by Esri Area: 24.27 square miles

Census 2010 Owner Occupied Housing Units by Mortgage Status Numbe r P e rc e nt Total 31,047 100.0% Owned with a Mortgage/Loan 19,960 64.3% Owned Free and Clear 11,087 35.7%

Census 2010 Vacant Housing Units by Status Numbe r P e rc e nt Total 4,855 100.0% For Rent 2,870 59.1% Rented- Not Occupied 153 3.2% For Sale Only 486 10.0% Sold - Not Occupied 132 2.7% Seasonal/Recreational/Occasional Use 128 2.6% For Migrant Workers 1 0.0% Other Vacant 1,085 22.3%

Census 2010 Occupied Housing Units by Age of Householder and Home Ownership Owner Occupied Units Oc c upie d Numbe r % of Occupied Total 47,405 31,046 65.5% 15- 24 1,729 261 15.1% 25- 34 7,072 2,709 38.3% 35- 44 7,410 4,343 58.6% 45- 54 9,975 7,073 70.9% 55- 64 9,563 7,442 77.8% 65- 74 6,111 5,021 82.2% 75- 84 4,045 3,202 79.2% 85+ 1,500 995 66.3%

Census 2010 Occupied Housing Units by Race/Ethnicity of Householder and Home Ownership Owner Occupied Units Oc c upie d Numbe r % of Occupied Total 47,405 31,046 65.5% White Alone 34,933 26,342 75.4% Black/African American 8,310 2,691 32.4% American Indian/Alaska 141 69 48.9% Asian Alone 1,248 815 65.3% Pacific Islander Alone 15 11 73.3% Other Race Alone 1,961 715 36.5% Two or More Races 797 403 50.6%

Hispanic Origin 6,609 3,378 51.1%

Census 2010 Occupied Housing Units by Size and Home Ownership Owner Occupied Units Oc c upie d Numbe r % of Occupied Total 47,405 31,046 65.5% 1-Person 12,682 6,777 53.4% 2- Person 15,022 11,050 73.6% 3- Person 8,405 5,854 69.6% 4- Person 6,410 4,436 69.2% 5- Person 2,974 1,880 63.2% 6- Person 1,149 669 58.2% 7+ Person 763 380 49.8%

2019 Housing Affordability Housing Affordability Index 146 Percent of Income for Mortgage 17.6% D ata N o te: Persons of Hispanic Origin may be of any race. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024.

44. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix D1: Existing Primary Trade Area Dominant Tapestry Descriptions

Gibbs Planning Group Tapestry Segmentation Area Profile

Primary Trade Ara Prepared by Esri Area: 24.27 square miles

Top Twenty Tapestry S e gme nts 2019 Households 2019 U.S. Households Cumula tiv Cumula tiv Ra nk Tapestry Segment P e rc e nt P e rc e nte P e rc e nt P e rc e nte Inde x 1 Comfortable Empty Nesters (5A) 14.0% 14.0% 2.5% 2.4% 570 2 Parks and Rec (5C) 12.2% 26.2% 2.0% 4.4% 621 3 Rustbelt Traditions (5D) 10.9% 37.1% 2.2% 6.6% 497 4 Home Improvement (4B) 8.1% 45.2% 1.7% 8.3% 472 5 Front Porches (8E) 7.8% 53.0% 1.6% 9.9% 497 S ubtota l 5 3 .0 % 9 .9 %

6 American Dreamers (7C) 5.4% 58.4% 1.5% 11.4% 363 7 Savvy Suburbanites (1D) 4.8% 63.2% 3.0% 14.4% 162 8 Exurbanites (1E) 4.0% 67.2% 1.9% 16.3% 207 9 Family Foundations (12A) 3.7% 70.9% 1.0% 17.3% 359 10 Young and Restless (11B) 3.2% 74.1% 1.7% 19.0% 185 S ubtota l 2 1.1% 9 .1%

11 Metro Fusion (11C) 3.0% 77.1% 1.4% 20.4% 217 12 Modest Income Homes (12D) 2.7% 79.8% 1.3% 21.7% 212 13 Bright Young Professionals (8C) 2.7% 82.5% 2.3% 24.0% 121 14 Set to Impress (11D) 2.7% 85.2% 1.4% 25.4% 193 15 Golden Years (9B) 2.6% 87.8% 1.3% 26.7% 198 S ubtota l 13 .7 % 7 .7 %

16 Fresh Ambitions (13D) 2.5% 90.3% 0.6% 27.3% 395 17 Midlife Constants (5E) 2.5% 92.8% 2.5% 29.8% 99 18 In Style (5B) 2.3% 95.1% 2.2% 32.0% 104 19 Retirement Communities (9E) 1.8% 96.9% 1.2% 33.2% 150 20 Social Security Set (9F) 1.2% 98.1% 0.8% 34.0% 149 S ubtota l 10 .3 % 7 .3 %

Tota l 9 8 .2 % 3 4 .1% 288

Top Ten Tapestry Segments Site vs. U.S. Young and Restless (11B)

Family Foundations (12A)

Exurbanites (1E)

Savvy Suburbanites (1D)

American Dreamers (7C)

Front Porches (8E)

Home Improvement (4B)

Rustbelt Traditions (5D) Site Parks and Rec (5C) U.S. Comfortable Empty Nesters (5A) 0 2 4 6 8 10 12 Percent of Households by Tapestry Segment

D ata N o te: This report identifies neighborhood segments in the area, and describes the socioeconomic quality of the immediate neighborhood. The index is a comparison of the percent of households or Total Population 18+ in the area, by Tapestry segment, to the percent of households or Total Population 18+ in the United States, by segment. An index of 100 is the US average. So urce: Esri

Kenner Retail Market Analysis 45. Gibbs Planning Group, Inc. 06 November 2019

Appendix E1: Best Practices Primary Trade Area Business Summary

Totals Establishments Unclassified Government Summary Services Summary Finance, Insurance, Real Estate Trade Summary Retail Trade Wholesale Utility Communication Transportation anufacturing M Construction ining & M Agriculture by SIC Codes (per 100 Ratio Residents) Population Employee/Residential Population: Residential Total Employees: Total area in Businesses: Total businesses all r fo ata D Other Other Services & Libraries Institutions Education Legal Services Services Health & Amusements Pictures otion M Services Automotive & Lodging Hotels Offices Other Investment Holding, Real Estate, & Insurance Carriers Agents Brokers Securities & Savings Lending Institutions Banks, Retail iscellaneous M Eating & Places Drinking Furnishings & Furniture Home Stores & Apparel Accessory Aftermarket Auto Dealers, Gas Stations, Auto Stores Food Stores erchandise General M Improvement Home t te o N ate D urce: So Gibbs Planning Group Gibbs Copyright 2019 Infogroup, Inc. All rights reserved. Esri Total Residential Population forecasts for 2019. for forecasts Population 2019Residential Copyright Inc. reserved. Esri Total rights Infogroup, All : Data on the Business Summary report is calculated is calculated Summary report : the Business on Data Business Summary Business Area: 46.06 square miles square 46.06 Area: Area Trade Practices Best Esri’ s D ata allo catio n n catio allo ata D s Esri’ which uses census block groups to allocate business summary data to custom areas. custom data to summary business allocate to groups block which census uses Number 11,253 2,488 4,326 2,238 1,069 1,308 Businesses 297 736 252 349 585 336 485 680 435 309 260 886 147 143 201 187 178 197 315 216 105 153 60 79 89 16 Percent 100.0% 38.4% 22.1% 19.9% 11.6% 9.5% 2.6% 6.5% 2.2% 0.5% 5.2% 3.0% 4.3% 6.0% 2.8% 0.7% 0.8% 3.9% 0.9% 2.7% 2.3% 7.9% 1.3% 1.3% 3.1% 1.8% 1.7% 1.6% 1.8% 1.9% 0.1% 1.4% 206,125 121,013 11,253 59 Prepared by Esri by Prepared Number 22,367 56,243 29,768 121,013 18,336 3,493 4,685 2,224 4,264 2,567 3,532 3,452 9,567 4,498 9,905 3,684 2,545 4,207 3,465 3,856 7,678 1,779 1,685 4,519 1,006 1,801 1,614 1,318 1,081 Employees 478 804 173 Percent 100.0% 46.5% 24.6% 18.5% 15.2% 0.4% 2.9% 3.9% 3.5% 2.9% 2.9% 0.7% 7.9% 3.7% 8.2% 3.0% 3.7% 3.5% 0.8% 2.9% 3.2% 6.3% 0.9% 1.8% 2.1% 1.5% 1.5% 1.3% 1.4% 2.1% 0.1% 1.1%

46. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix E2: Best Practices Primary Trade Area Business Summary

Total Establishments Unclassified Administration Public Administration) (except Public Other Services Services & Food Accommodation & Recreation Entertainment Arts, Assistance Care & Health Social Services Educational & anagement Remediation & & Waste M Support Administrative & Enterprises Companies of anagement M & Services Tech Scientific Professional, & Rental Leasing Real Estate, & Finance Insurance Information & Warehousing Transportation Trade Retail Trade Wholesale anufacturing M Construction Utilities ining M & Fishing Hunting Forestry, Agriculture, by NAICS Codes uooieRpi aintenance Repair & M Automotive & Places Drinking Services Food Accommodation Legal Services & Other Funds, Trusts & Activities; Insurance Carriers Related & Other Financial Contracts Commodity Securities, & Activities Related Intermediation Bank/Credit Central Retailers Nonstore Retailers Store iscellaneous M Stores erchandise General M Stores usic & M Hobby, Book, Goods, Sport Stores Accessories & Clothing Clothing Stations Gasoline Care Stores & Health Personal Stores & Beverage Food aterial & Garden & Equipment Supplies Dealers M Bldg Stores & Appliance Electronics Stores Furnishings & Furniture Home Dealers Vehicle & Parts otor M t te o N ate D urce: So Gibbs Planning Group Gibbs Copyright 2019 Infogroup, Inc. All rights reserved. Esri Total Residential Population forecasts for 2019. for forecasts Population 2019Residential Copyright Inc. reserved. Esri Total rights Infogroup, All : Data on the Business Summary report is calculated is calculated Summary report : the Business on Data Business Summary Business Area: 46.06 square miles square 46.06 Area: Area Trade Practices Best Esri’ s D ata allo catio n n catio allo ata D s Esri’ which uses census block groups to allocate business summary data to custom areas. custom data to summary business allocate to groups block which census uses Number 11,253 1,068 1,343 1,485 Businesses 1,181 282 692 752 458 365 625 337 742 245 248 257 426 309 932 148 164 901 201 210 196 190 185 145 158 60 43 79 80 58 74 80 24 31 91 11 6 Percent 100.0% 10.5% 13.2% 11.9% 9.5% 2.5% 0.5% 6.7% 8.0% 0.4% 3.2% 5.6% 3.0% 6.6% 2.2% 0.3% 0.7% 0.7% 2.2% 0.5% 0.8% 0.7% 0.7% 2.3% 3.8% 2.7% 8.3% 0.2% 1.3% 6.1% 1.5% 1.8% 4.1% 1.9% 1.7% 1.7% 1.6% 1.3% 1.4% 0.1% 0.1% Prepared by Esri by Prepared Number 20,037 121,013 18,929 10,019 3,499 4,029 4,582 4,554 2,487 9,076 3,453 6,079 2,075 2,545 4,276 3,376 4,086 11,310 11,819 1,665 4,241 1,802 3,100 1,947 1,278 1,439 4,167 8,168 1,801 1,195 Employees 264 824 456 655 308 578 876 403 471 100 26 Percent 100.0% 16.6% 15.6% 0.4% 2.9% 9.3% 8.3% 9.8% 3.3% 3.8% 3.8% 0.2% 7.5% 3.5% 2.9% 0.7% 5.0% 2.6% 0.4% 0.5% 0.3% 3.5% 0.5% 0.7% 2.8% 3.4% 3.4% 6.7% 0.3% 0.0% 1.4% 1.5% 2.1% 1.5% 1.7% 1.0% 2.1% 1.6% 1.2% 0.1% 1.1%

Kenner Retail Market Analysis 47. Gibbs Planning Group, Inc. 06 November 2019

Appendix F1: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

Population Summary 2000 Total Population 217,212 2010 Total Population 205,918 2019 Total Population 206,125 2019 Group Quarters 821 2024 Total Population 205,234 2019- 2024 Annual Rate - 0.09% 2019 Total Daytime Population 205,692 Workers 107,760 Residents 97,932 Household Summary 2000 Households 89,188 2000 Average Household Size 2.42 2010 Households 84,989 2010 Average Household Size 2.41 2019 Households 85,717 2019 Average Household Size 2.40 2024 Households 85,593 2024 Average Household Size 2.39 2019- 2024 Annual Rate - 0.03% 2010 Families 53,426 2010 Average Family Size 3.00 2019 Families 52,470 2019 Average Family Size 3.01 2024 Families 51,871 2024 Average Family Size 3.02 2019- 2024 Annual Rate - 0.23% Housing Unit Summary 2000 Housing Units 94,401 Owner Occupied Housing Units 57.7% Renter Occupied Housing Units 36.8% Vacant Housing Units 5.5% 2010 Housing Units 93,999 Owner Occupied Housing Units 55.1% Renter Occupied Housing Units 35.3% Vacant Housing Units 9.6% 2019 Housing Units 94,943 Owner Occupied Housing Units 52.9% Renter Occupied Housing Units 37.4% Vacant Housing Units 9.7% 2024 Housing Units 95,192 Owner Occupied Housing Units 53.5% Renter Occupied Housing Units 36.4% Vacant Housing Units 10.1% Median Household Income 2019 $55,319 2024 $59,335 Median Home Value 2019 $221,133 2024 $235,095 Per Capita Income 2019 $32,501 2024 $35,989 Me dia n Age 2010 39.6 2019 41.0 2024 41.9 D ata N o te: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

48. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix F2: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

2019 Households by Income Household Income Base 85,717 <$15,000 11.6% $15,000 - $24,999 9.9% $25,000 - $34,999 9.9% $35,000 - $49,999 13.2% $50,000 - $74,999 18.7% $75,000 - $99,999 11.9% $100,000 - $149,999 13.4% $150,000 - $199,999 6.3% $200,000+ 5.1% Average Household Income $78,292 2024 Households by Income Household Income Base 85,593 <$15,000 10.5% $15,000 - $24,999 9.0% $25,000 - $34,999 9.4% $35,000 - $49,999 12.3% $50,000 - $74,999 18.8% $75,000 - $99,999 11.7% $100,000 - $149,999 14.9% $150,000 - $199,999 7.8% $200,000+ 5.6% Average Household Income $86,458 2019 Owner Occupied Housing Units by Value Total 50,255 <$50,000 2.4% $50,000 - $99,999 4.3% $100,000 - $149,999 12.4% $150,000 - $199,999 22.9% $200,000 - $249,999 18.8% $250,000 - $299,999 15.7% $300,000 - $399,999 11.2% $400,000 - $499,999 5.1% $500,000 - $749,999 4.5% $750,000 - $999,999 1.5% $1,000,000 - $1,499,999 0.5% $1,500,000 - $1,999,999 0.1% $2,000,000 + 0.4% Average Home Value $267,136 2024 Owner Occupied Housing Units by Value Total 50,908 <$50,000 1.6% $50,000 - $99,999 3.3% $100,000 - $149,999 10.4% $150,000 - $199,999 21.2% $200,000 - $249,999 19.3% $250,000 - $299,999 16.2% $300,000 - $399,999 12.2% $400,000 - $499,999 6.4% $500,000 - $749,999 5.9% $750,000 - $999,999 1.8% $1,000,000 - $1,499,999 0.7% $1,500,000 - $1,999,999 0.2% $2,000,000 + 0.7% Average Home Value $294,992

D ata N o te: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents, pensions, SSI and welfare payments, child support, and alimony. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

Kenner Retail Market Analysis 49. Gibbs Planning Group, Inc. 06 November 2019

Appendix F3: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

2010 Population by Age Total 205,919 0 - 4 6.2% 5 - 9 5.6% 10 - 14 5.5% 15 - 24 12.5% 25 - 34 14.7% 35 - 44 12.2% 45 - 54 14.7% 55 - 64 13.3% 65 - 74 7.8% 75 - 84 5.2% 85 + 2.2% 18 + 79.2% 2019 Population by Age Total 206,125 0 - 4 5.6% 5 - 9 5.6% 10 - 14 5.7% 15 - 24 10.7% 25 - 34 14.1% 35 - 44 13.2% 45 - 54 12.0% 55 - 64 13.7% 65 - 74 11.1% 75 - 84 5.7% 85 + 2.7% 18 + 79.9% 2024 Population by Age Total 205,234 0 - 4 5.6% 5 - 9 5.5% 10 - 14 5.7% 15 - 24 10.9% 25 - 34 12.7% 35 - 44 14.1% 45 - 54 11.7% 55 - 64 12.4% 65 - 74 11.7% 75 - 84 7.0% 85 + 2.7% 18 + 79.9% 2010 Population by Sex Males 100,266 Females 105,652 2019 Population by Sex Males 100,635 Females 105,490 2024 Population by Sex Males 100,183 Females 105,051

So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

50. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix F4: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

2010 Population by Race/Ethnicity Total 205,918 White Alone 73.1% Black Alone 15.9% American Indian Alone 0.3% Asian Alone 3.3% Pacific Islander Alone 0.0% Some Other Race Alone 5.2% Two or More Races 2.2% Hispanic Origin 15.5% Diversity Index 58.7 2019 Population by Race/Ethnicity Total 206,125 White Alone 70.1% Black Alone 16.5% American Indian Alone 0.4% Asian Alone 3.8% Pacific Islander Alone 0.0% Some Other Race Alone 6.5% Two or More Races 2.8% Hispanic Origin 19.6% Diversity Index 64.4 2024 Population by Race/Ethnicity Total 205,234 White Alone 68.0% Black Alone 16.8% American Indian Alone 0.4% Asian Alone 4.0% Pacific Islander Alone 0.0% Some Other Race Alone 7.5% Two or More Races 3.2% Hispanic Origin 22.6% Diversity Index 68.0 2010 Population by Relationship and Household Type Total 205,918 In Households 99.6% In Family Households 80.6% Householder 25.9% Spouse 17.5% Child 29.5% Other relative 4.9% Nonrelative 2.8% In Nonfamily Households 19.0% In Group Quarters 0.4% Institutionalized Population 0.3% Noninstitutionalized Population 0.1%

D ata N o te: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ethnic groups. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

Kenner Retail Market Analysis 51. Gibbs Planning Group, Inc. 06 November 2019

Appendix F5: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

2019 Population 25+ by Educational Attainment Total 149,242 Less than 9th Grade 4.0% 9th - 12th Grade, No Diploma 6.3% High School Graduate 24.6% GED/Alternative Credential 3.9% Some College, No Degree 22.9% Associate Degree 5.8% Bachelor's Degree 21.1% Graduate/Professional Degree 11.3% 2019 Population 15+ by Marital Status Total 171,240 Never Married 35.7% Married 45.4% Widowed 7.1% Divorced 11.8% 2019 Civilian Population 16+ in Labor Force Civilian Employed 96.2% Civilian Unemployed (Unemployment Rate) 3.8% 2019 Employed Population 16+ by Industry Total 110,114 Agriculture/Mining 1.0% Construction 10.5% Manufacturing 4.7% Wholesale Trade 3.1% Retail Trade 10.4% Transportation/Utilities 6.7% Information 1.4% Finance/Insurance/Real Estate 7.9% Services 49.1% Public Administration 5.1% 2019 Employed Population 16+ by Occupation Total 110,113 White Collar 60.4% Management/Business/Financial 13.9% Professional 21.3% Sales 11.9% Administrative Support 13.3% Services 19.2% Blue Collar 20.3% Farming/Forestry/Fishing 0.2% Construction/Extraction 8.0% Installation/Maintenance/Repair 3.7% Production 2.7% Transportation/Material Moving 5.7% 2010 Population By Urban/ Rural Status Total Population 205,918 Population Inside Urbanized Area 100.0% Population Inside Urbanized Cluster 0.0% Rural Population 0.0%

So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

52. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix F6: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

2010 Households by Type Total 84,989 Households with 1 Person 30.4% Households with 2+ People 69.6% Family Households 62.9% Husband- wife Families 42.5% With Related Children 17.1% Other Family (No Spouse Present) 20.4% Other Family with Male Householder 5.9% With Related Children 3.0% Other Family with Female Householder 14.5% With Related Children 8.5% Nonfamily Households 6.7%

All Households with Children 29.0%

Multigenerational Households 4.6% Unmarried Partner Households 6.8% Male- female 6.2% Same- sex 0.6% 2010 Households by Size Total 84,989 1 Person Household 30.4% 2 Person Household 32.5% 3 Person Household 16.4% 4 Person Household 12.2% 5 Person Household 5.4% 6 Person Household 2.0% 7 + Person Household 1.2% 2010 Households by Tenure and Mortgage Status Total 84,989 Owner Occupied 60.9% Owned with a Mortgage/Loan 37.4% Owned Free and Clear 23.5% Renter Occupied 39.1% 2010 Housing Units By Urban/ Rural Status Total Housing Units 93,999 Housing Units Inside Urbanized Area 100.0% Housing Units Inside Urbanized Cluster 0.0% Rural Housing Units 0.0%

D ata N o te: Households with children include any households with people under age 18, related or not. M ultigenerational households are families with 3 or more parent- child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. M ultigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

Kenner Retail Market Analysis 53. Gibbs Planning Group, Inc. 06 November 2019

Appendix F7: Best Practices Primary Trade Area Community Profile

Gibbs Planning Group Community Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

Top 3 Tapestry Segments 1. Comfortable Empty Nesters 2. Parks and Rec (5C)(5A) 3. Young and Restless (11B) 2019 Consumer Spending Apparel & Services: Total $ $164,561,107 Average Spent $1,919.82 Spending Potential Index 90 Education: Total $ $121,897,149 Average Spent $1,422.09 Spending Potential Index 89 Entertainment/Recreation: Total $ $249,547,818 Average Spent $2,911.30 Spending Potential Index 89 Food at Home: Total $ $398,187,209 Average Spent $4,645.37 Spending Potential Index 90 Food Away from Home: Total $ $282,695,402 Average Spent $3,298.01 Spending Potential Index 90 Health Care: Total $ $456,833,917 Average Spent $5,329.56 Spending Potential Index 90 HH Furnishings & Equipment: Total $ $164,853,867 Average Spent $1,923.23 Spending Potential Index 90 Personal Care Products & Services: Total $ $68,991,173 Average Spent $804.87 Spending Potential Index 91 Shelter: Total $ $1,438,888,295 Average Spent $16,786.50 Spending Potential Index 91 Support Payments/Cash Contributions/Gifts in Kind: Total $ $192,414,076 Average Spent $2,244.76 Spending Potential Index 91 Travel: Total $ $171,473,729 Average Spent $2,000.46 Spending Potential Index 89 Vehicle Maintenance & Repairs: Total $ $90,625,589 Average Spent $1,057.27 Spending Potential Index 92

D ata N o te: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100.

So urce: Consumer Spending data are derived from the 2016 and 2017 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024 Esri converted Census 2000 data into 2010 geography.

54. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019

Appendix G1: Best Practices Primary Trade Area Housing Profile

Gibbs Planning Group Housing Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

P opula tion House holds 2010 Total Population 205,918 2019 Median Household Income $55,319 2019 Total Population 206,125 2024 Median Household Income $59,335 2024 Total Population 205,234 2019- 2024 Annual Rate 1.41% 2019- 2024 Annual Rate - 0.09%

Census 2010 2 0 19 2024 Housing Units by Occupancy Status and Tenure Numbe r P e rc e nt Numbe r P e rc e nt Numbe r P e rc e nt Total Housing Units 93,999 100.0% 94,943 100.0% 95,192 100.0% Occupied 84,989 90.4% 85,718 90.3% 85,593 89.9% Owner 51,800 55.1% 50,256 52.9% 50,909 53.5% Renter 33,189 35.3% 35,462 37.4% 34,684 36.4% Vacant 9,010 9.6% 9,226 9.7% 9,599 10.1%

2 0 19 2024 Owner Occupied Housing Units by Value Numbe r P e rc e nt Numbe r P e rc e nt Total 50,254 100.0% 50,906 100.0% <$50,000 1,221 2.4% 802 1.6% $50,000-$99,999 2,167 4.3% 1,669 3.3% $100,000- $149,999 6,216 12.4% 5,296 10.4% $150,000- $199,999 11,525 22.9% 10,775 21.2% $200,000-$249,999 9,459 18.8% 9,846 19.3% $250,000-$299,999 7,876 15.7% 8,251 16.2% $300,000-$399,999 5,641 11.2% 6,204 12.2% $400,000-$499,999 2,563 5.1% 3,275 6.4% $500,000-$749,999 2,286 4.5% 3,008 5.9% $750,000-$999,999 769 1.5% 916 1.8% $1,000,000- $1,499,999 249 0.5% 377 0.7% $1,500,000- $1,999,999 63 0.1% 108 0.2% $2,000,000+ 219 0.4% 379 0.7%

Median Value $221,133 $235,095 Average Value $267,136 $294,992

Census 2010 Housing Units Numbe r P e rc e nt Total 93,999 100.0% In Urbanized Areas 93,991 100.0% In Urban Clusters 0 0.0% Rural Housing Units 8 0.0%

D ata N o te: Persons of Hispanic Origin may be of any race. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024.

Kenner Retail Market Analysis 55. Gibbs Planning Group, Inc. 06 November 2019

Appendix G2: Best Practices Primary Trade Area Housing Profile

Gibbs Planning Group Housing Profile

Best Practices Trade Area Prepared by Esri Area: 46.06 square miles

Census 2010 Owner Occupied Housing Units by Mortgage Status Numbe r P e rc e nt Total 51,800 100.0% Owned with a Mortgage/Loan 31,806 61.4% Owned Free and Clear 19,994 38.6%

Census 2010 Vacant Housing Units by Status Numbe r P e rc e nt Total 9,021 100.0% For Rent 5,297 58.7% Rented- Not Occupied 212 2.4% For Sale Only 1,029 11.4% Sold - Not Occupied 244 2.7% Seasonal/Recreational/Occasional Use 378 4.2% For Migrant Workers 4 0.0% Other Vacant 1,857 20.6%

Census 2010 Occupied Housing Units by Age of Householder and Home Ownership Owner Occupied Units Oc c upie d Numbe r % of Occupied Total 84,990 51,800 60.9% 15- 24 3,833 432 11.3% 25- 34 13,863 4,391 31.7% 35- 44 13,090 6,979 53.3% 45- 54 16,990 11,342 66.8% 55- 64 16,424 12,182 74.2% 65- 74 10,416 8,415 80.8% 75- 84 7,333 5,851 79.8% 85+ 3,041 2,208 72.6%

Census 2010 Occupied Housing Units by Race/Ethnicity of Householder and Home Ownership Owner Occupied Units Oc c upie d Numbe r % of Occupied Total 84,989 51,800 60.9% White Alone 64,781 45,762 70.6% Black/African American 13,044 3,190 24.5% American Indian/Alaska 254 100 39.4% Asian Alone 2,369 1,321 55.8% Pacific Islander Alone 35 15 42.9% Other Race Alone 3,104 847 27.3% Two or More Races 1,402 565 40.3%

Hispanic Origin 10,189 4,396 43.1%

Census 2010 Occupied Housing Units by Size and Home Ownership Owner Occupied Units Oc c upie d Numbe r % of Occupied Total 84,989 51,800 60.9% 1-Person 25,850 12,670 49.0% 2- Person 27,584 18,912 68.6% 3- Person 13,906 9,034 65.0% 4- Person 10,358 6,905 66.7% 5- Person 4,567 2,801 61.3% 6- Person 1,691 975 57.7% 7+ Person 1,033 503 48.7%

2019 Housing Affordability Housing Affordability Index 130 Percent of Income for Mortgage 19.6% D ata N o te: Persons of Hispanic Origin may be of any race. So urce: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2019 and 2024.

56. Kenner Retail Market Analysis Gibbs Planning Group, Inc. 06 November 2019