The Jefferson Parish Economic Development
Commission (JEDCO) is in the process of
implementing The Jefferson EDGE, its five-year
strategic plan for economic development.
The Jefferson EDGE identifies the development of
the Parishs technology sector as an essential
component of future economic growth.
The Jefferson EDGE Committee is currently
directing an audit of Parish technology resources
to assess its capacity to support the retention,
expansion, and attraction of technology
investment and jobs.
While the Technology Audit findings suggest the
Parish can generally support technology-sector
expansion, JEDCO believes the Parish lacks the
higher-end business parks and developable land
needed to attract and retain technology
companies.
Ready-to-go buildings and land are crucial assets
when competing for locationally active companies
and not only those in the technology sector.

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JEDCOs Vision for the Technology Park

JEDCO envisions the new development as a
high-quality business / office park that will
Provide an attractive option in the Parish for
expanding local and regional companies currently
operating within and beyond Jefferson Parish
and,
Compete successfully for investment by external
prospects considering the New Orleans metro area
for their regional, national, or international
site searches.
Ideally, the new Park will target
technology-oriented companies however, JEDCOs
vision for the Park is broadly inclusive.
To achieve this vision, the Park layout and
features should be flexible enough to attract and
accommodate various types of facilities and
industries, including
Centers for technology development and learning
(e.g., an incubator or academy)
Operations / offices of companies in
traditionally less-technical industries that are
leveraging technology in innovative ways (e.g.,
manufacturing, logistics, and service-sector
companies) and,
Facility types that could range from high-end
office to light manufacturing.

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Deloitte Touche Fantus Our Role and
Perspective

To identify the optimal location(s) for the
Technology Park, JEDCO retained Deloitte
Touches Fantus Group to comparatively evaluate
the Parishs real estate assets in a two-phase
process
Phase 1 Identify several sites with the most
potential to support the efficient development of
the Park (i.e., within one year) and,
Phase 2 Identify the optimal site in the
context of the Technology Audits findings, the
anticipated development process, and JEDCOs
objectives for the Technology Park.
In this role, we bring deep expertise in the
assessment of potential facility locations, and
the invaluable perspective of corporate
executives responsible for making location
decisions.
As a practice, we have decades of experience
conducting site-selection projects for corporate
clients in all industry sectors, including
technology.
Our team has field-evaluated hundreds of office /
technology parks throughout the United States and
abroad on behalf of, and with, our corporate
clients.
We have helped various economic development
agencies evaluate, rationalize, and improve their
real estate assets to support economic
development and growth.

7
What Prospects Look for in a Technology Park

Based on our experience, corporate clients
typically expect the following attributes in a
built-out, higher-end business / office park
Location
Close proximity to major roads, airport
Access to amenities such as restaurants, hotels,
recreation, and day care providers
Attractive surrounding land uses and a secure
environment
Construction
High quality buildings
Restrictive land-use and operating-standard
covenants throughout the park
High parking ratios
Landscaping
Wide building / street setbacks, and tree-lined
or landscaped roads
Greenspace buffers between the park and
surrounding developments
Higher-end signage at entrance and buildings
Walking paths, water features, or green space to
create a campus setting
Utilities
Strong telecommunications infrastructure, and
sometimes redundant service
Underground utilities throughout the park

8
Site EvaluationApproach and Methodology
9
Baseline Criteria for the Technology Park Sites

Based on the projects stated objectives, JEDCO
and Deloitte Touche identified baseline
requirements for candidate sites to be
appropriate for the Park
Minimum of 25 acres developable land
Ability to be developed in the short-term
(beginning within one year)
Compatible (higher-end) image and surrounding
uses
Favorable access to local road network and
population centers / amenities
Appropriate utility and telecommunications
infrastructure and,
Moderate overall cost structure for land
acquisition and development.
For the purpose of this analysis, the developed
state to be achieved at the chosen site in one
year is defined as
Land controlled by JEDCO for development (by
purchase, lease, or agreement)
Access road and utilities extended to the Park
boundary and,
Cleared and graded (i.e., filled) site, with
entrance signage in place.

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Approach and Methodology

The first step in the process was to identify
parcels of developable land greater than 25 acres
within Jefferson Parish.
To identify potential sites, JEDCO contacted
various stakeholders in the local real estate
community, including
Real estate agents, developers, and private land
owners
Local companies believed to have excess land
Louis Armstrong New Orleans International
Airport and,
Individual municipalities within the Parish.
Deloitte Touche then developed and issued a
Request for Information (RFI) to interested
property representatives, soliciting key data on
each site related to its access, infrastructure,
image, surrounding uses, land-use history, etc.
Ultimately, information on 19 sites was received
and evaluated.

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Site Submittals in Response to RFI
12
Field Evaluation of Sites

After reviewing the RFI responses, Deloitte
Touche and JEDCO met with the property
representatives and field-evaluated the sites on
January 28 and 29.
These evaluations included verification of
information provided in the RFI responses, and
first-hand assessment of various factors,
including
Image of the property and its surroundings
Quality of access routes to major roads
Issues that might preclude development of the
site within the required timeframe, including
Significant wetlands
Environmental concerns resulting from past or
neighboring operations
Utility extension requirements
Required process to obtain appropriate zoning
Willingness of the land owners to lease the
property to JEDCO and / or to partner with JEDCO
for the development of the park.

13
Site Evaluation Findings
14
Comparative Ranking of Submitted Sites
Based on our field evaluations and review of the
RFI responses, the candidate sites were
categorized according to their apparent capacity
to support the Technology Park development.

Tier 3 Sites One or more significant issues
suggests these sites are incompatible with the
Technology Parks development. Primary reasons
for elimination of a site might include
Incompatible image (generally located in heavy
industrial areas) and
Required acreage is not available under
consolidated ownership.
Tier 2 Sites These sites are not as well suited
for Technology Park development as the Tier 1 /
Recommended sites, but can serve as alternates
should substantial flaws emerge in Tier 1 sites.
These sites might exhibit
Potentially restrictive site size, configuration,
or other development hurdle
Locational characteristics better suited for a
different type of development (e.g. retail,
industrial, etc.) and/or,
Sub-optimal road access or surrounding image.
Tier 1 / Recommended Sites Sites that offer the
greatest potential to meet JEDCOs requirements
for Technology Park development.

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Summary of Tier 3 Sites
After field-evaluating and reviewing the RFI
responses for these nine sites, they were judged
to be incompatible with the Technology Park
development.
Site Acreage Location Rationale for Tier 3 Status
2900 Peters Road 70 acres East side of Harvey Canal, Harvey Heavy industrial image, and potential environmental concerns.
4400 Peters Road 40 acres East side of Harvey Canal, Harvey Heavy industrial image, and potential environmental concerns.
Harvey Canal Site 540 acres Destrehan Ave. and Lapalco Blvd., Harvey Incompatible surrounding image (heavy industrial and residential land uses).
Peters Road Site 241.5 acres Across from Boomtown Casino, Harvey Incompatible surrounding image (heavy industry and casino). Significant infrastructure improvements required.
S. New Orleans Subdivision 500 acres Manhattan Blvd. near Gretna Blvd., Harvey Required acreage not available under consolidated ownership.
Gretna Site 26 acres Madison Street near Port of New Orleans, Gretna Restrictive site size and layout. Owner has not demonstrated motivation toward selling / leasing the property.
Knight-Celotex Site 25 acres 7500 Fourth Street, Marrero Heavy industrial image, and limited acreage available.
South and East of Airport Sites (2 sites) Many parcels comprise 38 and 41 acres, respectively South site is between Kenner Avenue and Jefferson Hwy.East site is northwest of Kenner City Hall and south of 23rd Street. Significant land aggregation required for acreage to support office development. Building height restrictions and airport runway proximity may concern prospects.
Additional detail on these sites is provided in
the Appendix to this report.
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Summary of Tier 2 Sites
Six of the 19 sites appear to be marginally
suited to support the development of the
Technology Park.
Site Acreage Location Rationale for Tier 2 Status
Manhattan Blvd. near Target Store 44 acres Manhattan Blvd. south of Gretna Blvd., Harvey Minimal room for future expansion. Comparatively high asking price (3.50 psf). Acceptable location and image, but better suited for retail development.
Former Belle Promenade Mall 25 acres in total Lapalco Blvd. and Barataria Blvd., Marrero Potentially restrictive site size and configuration. Acceptable location and image, but is better suited for retail / commercial development.
Union Pacific Railroad Site 138 acres LA Highway 18, Westwego Lower land price, but marginal surrounding image (tank farm, intermodal yard). Access along LA-18 is congested.
Behrman Highway Site 65 acres Behrman Hwy near LA Hwy 23 Large parcel with marginal image. Ownership groups willingness to sell land is not known. Reported price is 3.50 per square foot.
Marrero Golf Course Site 68 acres Lapalco Blvd. near US 90 Significant wetlands on property. High asking price for land expected (5.00 per square foot). Owner contemplating covenants and codes that may be too restrictive for multi-use Technology Park.
North End of Airport Site 21 acres North of Louis Armstrong Intl Airport, at Williams Blvd. exit off I-10 Good I-10 access / visibility on Eastbank, and close to airport. However, significant land aggregation, expropriation, and street closures required. Development time requirements and overall available acreage are likely to compromise stated objectives for the Technology Park development
Additional detail on these sites is provided in
the Appendix to this report.
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Summary of Tier 1 / Recommended Sites
Our evaluation suggests three Westbank sites
offer the greatest potential for the successful
development, and long-term expansion, of a
Technology Park for Jefferson Parish.
Site Acreage Location Rationale for Tier 1 Status
Marrero Site A 103 acres LA Hwy 18, Bridge City Large, somewhat rectangular site.Favorable access to the Huey P. Long Bridge and Eastbank population centers. Acceptable (but not ideal) surrounding image, and no wetlands on site.
Marrero Site B 67 acres LA Hwy 18, Bridge City Large, elliptically shaped site.Favorable access to the Huey P. Long Bridge and Eastbank population centers. Acceptable (but not ideal) surrounding image, and no wetlands on site.
Churchill Farms 3,700 acres Nicole Blvd., near its intersection with Lapalco Blvd. Large tract of land offers flexibility to control surrounding image and develop site for multiple uses. Favorable road access (to northeast portion of site only).
Additional detail on these sites is provided in
the Appendix to this report.
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Tier 1 / Recommended Sites Location Map
19
Detailed Summariesof Tier 1 / Recommended Sites
20
Marrero Land Sites A and B Site Plan
Site A
Site B
21
Marrero Land Sites A and B Site Summary

The Marrero Sites A and B offer favorable
access to US 90 and the Huey P. Long Bridge.
The areas surrounding image is acceptable
(though slightly more industrial than preferred),
and the land price is somewhat lower than for
land in more developed / commercialized areas.
Greenspace buffers and selection of a parcel
toward the southeast corner of Parcel A may
alleviate image concerns.
Wetlands assessments of the site suggest this
will not be an issue. This could represent
meaningful reductions in site improvement costs.
Parcel A, north of LA Highway 18, appears to be
the preferred site of the two due to its
rectangular, larger and more flexible site
configuration versus Parcel B and,
The following utility extensions would be
required to serve Site A
Water (approximately 800 to edge of parcel A
from US 90)
Gas (approximately 1600 to edge of parcel A
from US 90) and,
Telecommunications (to be determined).

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Marrero Land Sites A and B Site Details
Site Size / Configuration Site A Approximately 102 acres in a roughly rectangular configuration Site B Approximately 67 acres in a long, somewhat narrow configuration
Location LA Hwy 18 and LA Hwy 541, Bridge City
Owner Marrero Land Improvement Association, Ltd.
Asking Price Estimated at 1.25 - 1.50 psf (or 55,000 - 65,00 per acre) sale price for a 25-acre parcel Marrero would prefer to lease the property to JEDCO at an estimated price of 0.18 to 0.25 psf (or 7,800 - 10,900 per acre)
Highway Access LA Hwy 18 to US 90 (less than ¼ mile)
Current Use Pasture for cattle grazing no permanent facilities on site other than barns, stables, and sheds
Surrounding Uses Avondale Shipyards (west) US 90 (east, south) Rail yard (south) Church, school (north)
Former Use Pasture
Zoning Site A R-1A (Residential) / M-1 (Industrial) Site B M-1 (Industrial)
Utilities Water 12 main along US 90 (approximately 800 from site) Sewer 20 force main runs along/through the sites Gas Line runs along east side of US 90 (approximately 1600 from site) Electric Adjacent to site along LA 18 and LA 541.
Environmental / Wetlands No environmental site assessments have been completed. Property was designated as a non-wetland area by USACE in 1999.
Advantages Good access to US 90 Property has been designated a non-wetlands area comparatively low land costs vs. most sites in the Parish
Disadvantages Marginal (though acceptable) surrounding image due to Avondale and rail bridge/yard Extensions required for all utilities except electric
23
Marrero Land Sites A and B Site Photos
24
Churchill Farms Site Plan
US 90
Lapalco Blvd.
Nicole Blvd.
25
Churchill Farms Site Summary

This sites location, size and surroundings
present the opportunity to develop and maintain a
distinct image in and around the Technology Park.
The northeast portion of the site appears to be
the preferred area to initiate the Park
development based on
Better access to area roads, population centers,
and recreation amenities
The extent of utility extensions needed in this
area is expected to be less.
The northeast part of the site has better road
access
At this time, the primary development concerns
and unknowns for the site include the level /
location of utility service to the area, as well
as the location and extent of wetlands on the
site.
If not already available, a broad wetlands
assessment of the site may be an important step
toward identifying the areas of the site best
suited for development, and possible mitigation /
site improvement measures needed.
The need for other condition assessments (e.g.,
geotechnical) also needs to be evaluated.

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Churchill Farms - Site Details
Site Size / Configuration Property includes approximately 3,700 acres.
Location Primary access to the property is Nicole Blvd. via Lapalco Blvd. The property extends southwest to the edge of the hurricane protection levee system.
Owner Joseph Marcello
Asking Price The owner has not committed to an asking price, but is reportedly willing to lease portions of the property to JEDCO, and participate in the development process.
Highway Access Lapalco Blvd. to US 90 (approximately 1 mile).
Current Use The majority of the property is currently vacant and undeveloped. Some portions are being used for agriculture or pastureland.
Surrounding Uses TPC golf course currently under construction along Nicole Blvd. Most land adjacent to the site is vacant and undeveloped. The Avondale subdivision is close to a remote portion of the site.
Former Use Agriculture, pasture, or undeveloped.
Zoning The majority of the property is currently zoned U-1 (Unrestricted District).
Utilities Necessary information has not yet been received. The preferred portion of the site the northeastern corner is reportedly served by utilities along Lapalco and/or Nicole Blvd.
Environmental / Wetlands No environmental site assessments or wetlands delineations have been reported.
Advantages Large, flexible tract that offers the ability to establish desired image and uses. Good access to US 90 via Lapalco Blvd. Owner would like to participate development process. Proximity to TPC Golf course and recreation area.
Disadvantages The amount of wetlands is not known, but could appreciably affect parcel selection and development process. Extent of needed utility extensions is unknown. Asking price for as is land has not been made available.
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Churchill Farms Site Photos
28
Conclusions and Next Steps
29
Overall Conclusions

The sites we believe are best suited for the
long-term development of the Technology Park are
on the Westbank.
Based on our perspective as outsiders, and,
more importantly, as site-selection consultants
that regularly direct companies location
strategies and decision-making, we believe the
Westbank is better suited for the Park.
Larger sites can best support long-term
development of a mixed-use park, and accommodate
a wider spectrum of prospects and facilities.
The absence of Westbank development south of the
Huey P. Long Bridge enables new projects / parks
to establish their own identity and image.
The new Tournament Players golf course and
anticipated Westbank housing developments may
serve as key supporting / catalytic amenities on
the Westbank.
The expansion of the Huey P. Long Bridge will
open up the Westbank to workers traditionally
concentrated on Eastbank, and increase the
impetus for Westbank residential development
(versus north of Lake Pontchartrain).

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Overall Conclusions (continued)

While our Tier 1 / Recommended sites are on the
Westbank, the site north of New Orleans
International Airport offers compelling traits
for office park development, including
Proximity to the airport
Visibility on the I-10 Interstate and
Favorable Eastbank access to population centers
and overall Parish resources.
However, in its present state, the site presents
significant potential difficulties meeting the
stated objectives of the Technology Park
Only 21 acres are airport-controlled, and the
parcels in their current state may not be large
enough to accommodate an office building and
needed infrastructure
Additional land would need to be expropriated
from multiple residential owners, a process that
is expected to take no less than 3 months
Several public streets and their associated
utility infrastructure would need to be abandoned
and removed
The sites position at the end of a runway may
not appeal to some prospects due to concerns with
noise levels, physical safety, height
restrictions, etc. and,
The site is surrounded mostly by residential
development, and this could ultimately limit the
image that can be cultivated for the Technology
Park.

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Overall Conclusions (continued)

In light of these considerations, JEDCO and The
Jefferson EDGE Technology Committee may wish to
consider pursuing the development of the Airport
site on a parallel track with a larger Westbank
site.
Once aggregated, the airport site could
accommodate in-fill development of office
buildings, which might be particularly desirable
to local companies concerned with locating on the
Westbank.
To this end, the process of aggregating the land
and abandoning the streets could be explored
further.
In order for the site to be attractive to
external companies seeking ready-to-go sites,
substantial progress toward site aggregation is
needed.
In order to further assess the development
feasibility of the site to the north of the
airport, we will include it in our Phase 2
analysis, along with the Tier 1 / Recommended
sites.

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Additional Considerations

We recommend that JEDCO use the site information
gathered during this project to create
site-information packages that can be used to
respond rapidly to corporate prospects in the
future.
Complete and uniform site profiles/descriptions
should be developed for each site. Thorough,
high-quality site profiles are a competitive
advantage in the site-selection process.
This will require additional follow up and
documentation regarding unknowns for the sites.
Furthermore, JEDCO should consider identifying
developers possibly interested in speculative
buildings and / or park development for this and
future opportunities.

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Next Steps and Discussion

The Tier 1 sites, and the site north of the
airport, present unique strengths and challenges
that must be further evaluated to determine which
is the optimal site (i.e., the finalist site).
Phase 2 of the Project entails additional due
diligence regarding the steps, timing and cost of
the process to get each site to the developed
state.
The primary steps to develop these greenfield
sites could include
Conduct environmental, soils, and other condition
assessments as needed to evaluate site
preparation requirements / costs, and identify
preferred sections of parcel(s)
Gain access to or control the land via purchase
or lease
Identify, qualify and establish relationship with
development partners
Re-zone the site (and possibly surrounding areas)
to appropriate designation
Develop preliminary design drawings to support
development and permitting process
Obtain permit(s) to clear and grade (including,
as necessary, wetland delineation and
permitting)
Complete utility and infrastructure (road)
extensions (could include securing right of
ways) and,
Complete site improvements.

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Next Steps and Discussion (continued)

For each site, we will determine the steps and
approvals likely to be required to develop the
site, along with an estimate of the associated
costs and timeline.
In Phase 2, we will also evaluate the Tier 1
sites suitability within the broader context of
the Parishs technology-related assets, and the
manner of technology-sector development
envisioned in The Jefferson EDGE plan.
The evaluation criteria and process will be
developed in conjunction with the findings of the
Technology Audit and other considerations, but
examples may include
The types of facilities, industries and companies
identified as the Parishs target market by the
Technology Audit
Access / support provided by the sites to the
Parishs technology assets and infrastructure
(labor, universities, key companies, etc.) and,
Relationship to the Parishs master land use plan
(Envision Jefferson 2020) and long-term community
development initiatives.

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Next Steps and Discussion (continued)

At the start of Phase 2, it might be beneficial
for JEDCO and The Technology Committee to
re-establish and confirm their vision and
objectives for the Park, as well as their role in
its development.
What is the spectrum of facility types to be
included in the Park? Should the development of
a second park on Eastbank be considered?
Is a 1-year development timeframe still the
target?
To what extent should the site be improved so as
to be desirable for prospects?
What level of ownership or control will JEDCO and
Parish entities have in the Park and its
infrastructure, speculative buildings, etc.?
How can the capabilities of JEDCO and other
Parish entities be leveraged to reduce the
development costs and timeframe?
What are the potential and desired roles for
developers and owners?
What funding mechanisms will be used to fund /
finance utility extensions, site improvements,
spec-building construction, etc.?
Revisiting these issues and confirming the
collective vision for the Park is essential for
building consensus and soliciting participation
among stakeholder entities (developers, land
owners, permitting agencies, municipality
jurisdictions and constituents).