INTRODUCTIONPROPERTY HISTORYCONDITIONAL USESTATESIDE DETAILSAMENITIESCOMPROMISESOUND STUDYSUPPORT

I. II. III. IV. V. VI. VII.VIII.

I grew up in New Orleans, and after graduate school I decided to return hometo focus on building my business in my hometown. I am proposing to build a43-room boutique hotel and hostel with a mix of private and shared roomson a vacant lot in Bywater.

Bywater has a rich history of mixed use and we are honored to have theopportunity to continue that tradition. Not only is this an excellent location,but hotels, hostels, and restaurants are all permitted uses in the zoningdistrict—we are not requesting a single variance or waiver.

Our vision is to connect guests to local residents. To that end our concept isbuilt around public amenities that add to the neighborhood, like a casualneighborhood restaurant, a relaxed hotel bar, a convenient coffee shop andjuice bar, a laundromat , and a welcoming courtyard with a swimming pool.

Over the past six months we have worked closely with our neighbors andneighborhood organizations to create a plan that was mutually agreeable. Wewent door to door to meet our neighbors. We hosted a public communityworkshop where neighbors chose what they wanted in a site plan. Based onthat input we then presented our plan at a second public meeting. We furtherparticipated in numerous meetings that led to major design revisions andfinally another large public meeting. I am proud to say that the process worksand that our project is better for it today.

Stateside has been brought into scale with the neighborhood and it has beenre-designed to have a negligible auditory impact on neighbors. Stateside willbe an approachable, timeless and relaxed place where the lifeblood of ourcity’s economy—tourism—could meet with the lifeblood of our city’s culture—its people. We look forward to realizing this vision in Bywater.

PKF/CBRE, the world's largest realestate advisory firm estimated thatabout 75% of Stateside's guestswould be international with mostof them being "Millenials."

Currently, the City of New Orleanswelcomes ~600,000 internationaltourists annually. By 2018 the cityis expected to host almost doublethat at over 1 million internationaltourists annually.

Stateside is particularly wellpositioned to compliment theCity's efforts to diversify it'stourism internationally.

Stateside will provide this growingsegment of the population legalaccommodations in one of NewOrleans must popular, yetunderserved, neighborhoods.

A note on Stateside from developer Ted Kelso

INTRODUCTION

PROPERTYHISTORY

Industrial

1929 - 1953

Light Industrial

1953 - 2015

Historic Marigny/TremeCommercial (HMC-2)

2015 - Present

The district includes the peripheralproperties in Marigny/Tremé whichfront on major traffic arteries and canprovide access for more intensecommercial uses.

Maximum Height: 50 ft.Maximum Floor to Area Ratio: 2.2

Most recently the site of BaratariaCanning Co., a seafood processingfacility, until the 1990’s

ConditionalUse Background

Stateside is being proposedfor a series of six adjacentlots zoned HistoricMarigny/Treme Commercial(HMC-2). Each of thesevacant lots allowscommercial uses up to10,000 feet by right. Each ofthese vacant lots allowshotels and hostels as apermitted commercial use.

However, when we proposeto parcel these six sites intoone large site, the 10,000 sq.

ft. commercial use by rightis still imposed,

necessitating a conditionaluse application to exceed it.

By RightIn simple terms, 100,000feet of mixed use and45,000 feet of parking thatdoes not count toward FARcan be built on this lot byright. This could consist ofroughly 10,000 sq. ft. ofcommercial space, 75apartments and 75 parkingspots.

Our Conditional UseThe concept of conditionaluse, is that a developer isgranted the use based on aseries of conditions. Inexchange for the right tobuild a commercial use of32,000 sq. ft. at a FAR of 1.0we are proposing a buildingwith less impact and that isfar below the 100,000 sq. ft.and 2.2 FAR building thatwould be allowed by right.

Alternative PlansParceling the six sites intoone allows for operationalefficiencies and a morecohesive site plan anddesign. The conditional useprocess also gave us theopportunity to work with ourneighbors, a process that haschanged our project for thebetter. However. we havedrafted an alternative planthat would not parcel thesites, resulting in six separatebuildings with the same useson these same lots. Thiscould be done by rightwithout any conditional usesor variances. Due to theinefficiencies of this plan, itwould require a larger totalfootprint (48,000 sq. ft.) Thisplan would still be profitable.

W H A T T H E C Z O R E Q U I R E S ,A N D W H A T I T M E A N S F O RS T A T E S I D E A N D O U RN E I G H B O R S

Alternative Plan. Does not require City Council Approval.

STATESIDE DETAILS43 Rooms

15 Private Rooms28 Shared Rooms185 total beds

Up to 50 Jobs

Prioritize Neighborhood HiringPartnership Opportunities with: HANO (Future site next door) Liberty's Kitchen (In development)

FAR of ~1.0

Zoning permits 2.2 FARRice Mill Lofts: 3.5 FAR

32,000 sq. ft. Building

Reduced from 48,000 sq. ft.

Courtyards

1 Public Courtyard4 Private CourtyardsTOTAL OCCUPANCY 188

2,403 1083,036 80

Parking

>100% of required parking2 Shuttles54 Bicycle parking spots at three locations30 Bicycles on site

Maximum Height of 3-stories on Chartres St.2-stories on Royal St. SQ. FT. CAPACITY

AMENITIES

Sundry Shop

Restaurant & Bar

A selection of foods, beverages,toiletries, and basic householdessentials needed by our guests andneighbors

Community Space

A multi-purpose room forneighborhood meetings, communityyoga classes, pop-up shops, and othercommunity events.

An approachable neighborhoodrestaurant and bar open for breakfast,lunch, and dinner.

Neighbors requested a laundromat asthe closest facility is over 1-mile away.

Laundromat

Courtyard & Pool

Coffee Shop & Juice Bar

Guests and neighbors can relax by thepool at the public 3,522 sq. ft.courtyard and restaurant patio with atotal capacity of 108 people.

Alleviating local needs to bring our guestsand neighbors together.

Pocket Park & Garden

A community green-space accessiblefrom Royal St.

COMPROMISE

33% Reduction in BuildingSquare Footage

We have reduced the footprintof the building from ~48,000 sq.ft. to ~32,000 sq. ft. to better fitthe scale of the neighborhood.

Previously 16,000 sq. ft., thecourtyard has been divided intoone public courtyard andfourprivate courtyards with theircombined space totaling 5,447sq. ft., a 66% reduction.

All courtyard space is enclosedby buildings and ground floorrooms.

Reduced height to 3-stories onChartres St. and 2-stories onRoyal St.

Smaller, Enclosed,Courtyards

Lower Profile

Ted Kelso committed to live onthe property to ensure theatmosphere remains respectfulto neighbors.

Developer will Live onProperty

Commercial Concentrationon Chartres

The restaurant has moved fromRoyal Street to Chartres Street tominimize impact on Royal St.

We engaged David Woolworthof Oxford Acoustics, Inc. toconsult on building design andsound mitigation strategies.

Created a second entrance torelieve traffic congestion onChartres St. Committed toproviding shuttles and bicycles.

Hired Expert SoundConsultant

Mitigated TrafficCongestion

The development and design of this projecthas been a collaborative effort with ourneighbors, neighborhood associations, andcity agencies. Thanks to the valuable feedbackof our neighbors, and the expertise of theHistoric District Landmarks Commission andthe City Planning Commission Staff, we haverevised our plans in the following ways:

Ambient Background LevelsSound monitoring wasperformed on the property todetermine the ambientbackground sound levels alongChartres, Royal, and in themiddle of the site (at theproperty line) during the dayand night.

The lowest sound level on site inthe middle of the night withlittle to no activity is 46dBA Leq(equivalent sound level), and48dBA LAS10. The residentiallegal limit is 55dBA LAS10.

Design ChangesIncreased massing and height toblock courtyard sound fromtraveling toward the immediateproperty line

The more active and public sideof the hostel is adjacent toChartres St. and the traintracks/waterfront. The less activeand private hostel side (quieterside) faces Royal St.

Design GoalWe established a design goal of40dBA (LAeq) at the property line.

We set the design goal below theambient background soundlevels because blending in to theexisting soundscape requires thatnew sounds are below theexisting ambient levels.

Sound Propagation ModelThis model includes 18 soundsources distributed around theproject, representing 72 peopleshouting. All of the buildingsurfaces are modeled as concrete.

This is to estimate the “worstcase.” This level of activity isdifficult to maintain, we do notexpect these sound levels to beencountered on the premises.This model was used to build in afactor of safety to the estimatedimpact.

Results: SUCCESSEven using this "worst case"

model, the sound levels at theproperty line were below theambient background levels.

AboveSound Propagation Model

The most recentiteration of the site

plan meets thedesign goal to notonly be below thenoise ordinance,but to be below

the lowestambient noise

levels onthe property line.

-David Woolworth

SOUNDSTUDY

SUPPORT

>70LETTERS OFSUPPORT

5NUMBER OF

PUBLIC MEETINGS

City Planning Commission staff recommended approval of our Conditional Use Application"The proposal is consistent with the Master Plan in that the use contains a variety of neighborhood- and visitor-oriented commercial uses. The proposal is consistent with the goal of the Historic Marigny/Tremé/Bywater CommercialDistrict as it is a more intense commercial development fronting on a major street."

We are proud of the support we have received up to this point.

After a neighborhood workshop, a formal Neighborhood Participation Plan meeting, azoning committee meeting, and a general membership meeting we received the supportof the Bywater Neighborhood Association

"There are those who claim that Bywater is a "residential" neighborhood and want no business uses. But thisneighborhood, from its inception, was a mixed-use neighborhood, with businesses scattered throughout. Therewas an effort to turn the neighborhood into a suburb that the BNA has fought for the last several years. We nowhave a zoning scheme that allows businesses, including hotel/hostels, to operate in parcels zoned for commercialuse..."

Our initial site plan received conceptual architectural approval from the ArchitecturalReview Committee (ARC) of the Historic District and Landmarks Commission (HDLC).

We have since made significant changes to the site plan in response to the concerns of neighbors and the CityPlanning Commission. We plan to return to the ARC on Tuesday, May 24th.

"I love my neighborhood, and I love the idea of bringingoutsiders in to enjoy the best of it. As a resident, Stateside

makes my home a better place and asks for nothing in returnbut an adjustment to an arbitrary zoning law. Let these new

neighbors move in."-Jeffrey Hall, Neighbor (731 Montegut St.)