Escolar Documentos
Profissional Documentos
Cultura Documentos
II.
III.
IV.
V.
VI.
VII.
VIII.
INTRODUCTION
PROPERTY HISTORY
CONDITIONAL USE
STATESIDE DETAILS
AMENITIES
COMPROMISE
SOUND STUDY
SUPPORT
INTRODUCTION
A note on Stateside from developer Ted Kelso
I grew up in New Orleans, and after graduate school I decided to return home
to focus on building my business in my hometown. I am proposing to build a
43-room boutique hotel and hostel with a mix of private and shared rooms
on a vacant lot in Bywater.
Bywater has a rich history of mixed use and we are honored to have the
opportunity to continue that tradition. Not only is this an excellent location,
but hotels, hostels, and restaurants are all permitted uses in the zoning
districtwe are not requesting a single variance or waiver.
Our vision is to connect guests to local residents. To that end our concept is
built around public amenities that add to the neighborhood, like a casual
neighborhood restaurant, a relaxed hotel bar, a convenient coffee shop and
juice bar, a laundromat , and a welcoming courtyard with a swimming pool.
Over the past six months we have worked closely with our neighbors and
neighborhood organizations to create a plan that was mutually agreeable. We
went door to door to meet our neighbors. We hosted a public community
workshop where neighbors chose what they wanted in a site plan. Based on
that input we then presented our plan at a second public meeting. We further
participated in numerous meetings that led to major design revisions and
finally another large public meeting. I am proud to say that the process works
and that our project is better for it today.
Stateside has been brought into scale with the neighborhood and it has been
re-designed to have a negligible auditory impact on neighbors. Stateside will
be an approachable, timeless and relaxed place where the lifeblood of our
citys economytourismcould meet with the lifeblood of our citys culture
its people. We look forward to realizing this vision in Bywater.
PROPERTY
HISTORY
1929 - 1953
Industrial
1953 - 2015
Light Industrial
Most recently the site of Barataria
Canning Co., a seafood processing
facility, until the 1990s
2015 - Present
Historic Marigny/Treme
Commercial (HMC-2)
The district includes the peripheral
properties in Marigny/Trem which
front on major traffic arteries and can
provide access for more intense
commercial uses.
Maximum Height: 50 ft.
Maximum Floor to Area Ratio: 2.2
Conditional
Use
WHAT THE CZO REQUIRES,
AND WHAT IT MEANS FOR
STATESIDE AND OUR
NEIGHBORS
Background
Stateside is being proposed
for a series of six adjacent
lots zoned Historic
Marigny/Treme Commercial
(HMC-2). Each of these
vacant lots allows
commercial uses up to
10,000 feet by right. Each of
these vacant lots allows
hotels and hostels as a
permitted commercial use.
However, when we propose
to parcel these six sites into
one large site, the 10,000 sq.
ft. commercial use by right
is still imposed,
necessitating a conditional
use application to exceed it.
By Right
In simple terms, 100,000
feet of mixed use and
45,000 feet of parking that
does not count toward FAR
can be built on this lot by
right. This could consist of
roughly 10,000 sq. ft. of
commercial space, 75
apartments and 75 parking
spots.
STATESIDE DETAILS
32,000 sq. ft. Building
43 Rooms
15 Private Rooms
28 Shared Rooms
185 total beds
Courtyards
SQ. FT.
1 Public Courtyard 2,403
4 Private Courtyards 3,036
TOTAL OCCUPANCY
CAPACITY
108
80
188
Parking
AMENITIES
Alleviating local needs to bring our guests
and neighbors together.
Courtyard & Pool
An approachable neighborhood
restaurant and bar open for breakfast,
lunch, and dinner.
Coffee Shop & Juice Bar
Sundry Shop
COMPROMISE
The development and design of this project
has been a collaborative effort with our
neighbors, neighborhood associations, and
city agencies. Thanks to the valuable feedback
of our neighbors, and the expertise of the
Historic District Landmarks Commission and
the City Planning Commission Staff, we have
revised our plans in the following ways:
33% Reduction in Building
Square Footage
Smaller, Enclosed,
Courtyards
Lower Profile
Mitigated Traffic
Congestion
Design Goal
We established a design goal of
40dBA (LAeq) at the property line.
We set the design goal below the
ambient background sound
levels because blending in to the
existing soundscape requires that
new sounds are below the
existing ambient levels.
Design Changes
Increased massing and height to
block courtyard sound from
traveling toward the immediate
property line
The more active and public side
of the hostel is adjacent to
Chartres St. and the train
tracks/waterfront. The less active
and private hostel side (quieter
side) faces Royal St.
Results: SUCCESS
Even using this "worst case"
model, the sound levels at the
property line were below the
ambient background levels.
Above
Sound Propagation Model
SOUND
STUDY
The most recent
iteration of the site
plan meets the
design goal to not
only be below the
noise ordinance,
but to be below
the lowest
ambient noise
levels on
the property line.
-David Woolworth
70
>
LETTERS OF
SUPPORT
NUMBER OF
PUBLIC MEETINGS
SUPPORT
We are proud of the support we have received up to this point.
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 visitororiented commercial uses. The proposal is consistent with the goal of the Historic Marigny/Trem/Bywater Commercial
District as it is a more intense commercial development fronting on a major street."
"
Our initial site plan received conceptual architectural approval from the Architectural
Review 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 City
Planning Commission. We plan to return to the ARC on Tuesday, May 24th.