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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.

PKF/CBRE, the world's largest real

estate advisory firm estimated that
about 75% of Stateside's guests
would be international with most
of them being "Millenials."
Currently, the City of New Orleans
welcomes ~600,000 international
tourists annually. By 2018 the city
is expected to host almost double
that at over 1 million international
tourists annually.
Stateside is particularly well
positioned to compliment the
City's efforts to diversify it's
tourism internationally.
Stateside will provide this growing
segment of the population legal
accommodations in one of New
Orleans must popular, yet
underserved, neighborhoods.

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

Alternative Plan. Does not require City Council Approval.

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.

Our Conditional Use

The concept of conditional
use, is that a developer is
granted the use based on a
series of conditions. In
exchange for the right to
build a commercial use of
32,000 sq. ft. at a FAR of 1.0
we are proposing a building
with less impact and that is
far below the 100,000 sq. ft.
and 2.2 FAR building that
would be allowed by right.
Alternative Plans
Parceling the six sites into
one allows for operational
efficiencies and a more
cohesive site plan and
design. The conditional use
process also gave us the
opportunity to work with our
neighbors, a process that has
changed our project for the
better. However. we have
drafted an alternative plan
that would not parcel the
sites, resulting in six separate
buildings with the same uses
on these same lots. This
could be done by right
without any conditional uses
or variances. Due to the
inefficiencies of this plan, it
would require a larger total
footprint (48,000 sq. ft.) This
plan would still be profitable.

STATESIDE DETAILS
32,000 sq. ft. Building

43 Rooms

Reduced from 48,000 sq. ft.

15 Private Rooms
28 Shared Rooms
185 total beds

Maximum Height of 3stories on Chartres St.

2-stories on Royal St.

FAR of ~1.0

Zoning permits 2.2 FAR

Rice Mill Lofts: 3.5 FAR
Up to 50 Jobs

Prioritize Neighborhood Hiring

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

Courtyards

SQ. FT.
1 Public Courtyard 2,403
4 Private Courtyards 3,036
TOTAL OCCUPANCY

CAPACITY
108
80
188

Parking

100% of required parking

2 Shuttles
54 Bicycle parking spots at three locations
30 Bicycles on site
>

AMENITIES
Alleviating local needs to bring our guests
and neighbors together.
Courtyard & Pool

Guests and neighbors can relax by the

pool at the public 3,522 sq. ft.
courtyard and restaurant patio with a
total capacity of 108 people.
Laundromat

Neighbors requested a laundromat as

the closest facility is over 1-mile away.

Restaurant & Bar

An approachable neighborhood
restaurant and bar open for breakfast,
lunch, and dinner.
Coffee Shop & Juice Bar
Sundry Shop

A selection of foods, beverages,

toiletries, and basic household
essentials needed by our guests and
neighbors
Community Space

A multi-purpose room for

neighborhood meetings, community
yoga classes, pop-up shops, and other
community events.
Pocket Park & Garden

A community green-space accessible

from Royal St.

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

We have reduced the footprint

of the building from ~48,000 sq.
ft. to ~32,000 sq. ft. to better fit
the scale of the neighborhood.

Developer will Live on

Property

Ted Kelso committed to live on

the property to ensure the
atmosphere remains respectful
to neighbors.
Commercial Concentration
on Chartres

Smaller, Enclosed,
Courtyards

The restaurant has moved from

Royal Street to Chartres Street to
minimize impact on Royal St.

Previously 16,000 sq. ft., the

courtyard has been divided into
one public courtyard andfour
private courtyards with their
combined space totaling 5,447
sq. ft., a 66% reduction.

Hired Expert Sound

Consultant

All courtyard space is enclosed

by buildings and ground floor
rooms.

We engaged David Woolworth

of Oxford Acoustics, Inc. to
consult on building design and
sound mitigation strategies.

Lower Profile

Mitigated Traffic
Congestion

Reduced height to 3-stories on

Chartres St. and 2-stories on
Royal St.

Created a second entrance to

relieve traffic congestion on
Chartres St. Committed to
providing shuttles and bicycles.

Ambient Background Levels

Sound monitoring was
performed on the property to
determine the ambient
background sound levels along
Chartres, Royal, and in the
middle of the site (at the
property line) during the day
and night.

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.

The lowest sound level on site in

the middle of the night with
little to no activity is 46dBA Leq
(equivalent sound level), and
48dBA LAS10. The residential
legal limit is 55dBA LAS10.

Sound Propagation Model

This model includes 18 sound
sources distributed around the
project, representing 72 people
shouting. All of the building
surfaces are modeled as concrete.
This is to estimate the worst
case. This level of activity is
difficult to maintain, we do not
expect these sound levels to be
encountered on the premises.
This model was used to build in a
factor of safety to the estimated
impact.

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

I love my neighborhood, and I love the idea of bringing

outsiders in to enjoy the best of it. As a resident, Stateside
makes my home a better place and asks for nothing in return
but an adjustment to an arbitrary zoning law. Let these new
neighbors move in."
-Jeffrey Hall, Neighbor (731 Montegut St.)
"

70

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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."
"

After a neighborhood workshop, a formal Neighborhood Participation Plan meeting, a

zoning committee meeting, and a general membership meeting we received the support
of the Bywater Neighborhood Association
There are those who claim that Bywater is a "residential" neighborhood and want no business uses. But this
neighborhood, from its inception, was a mixed-use neighborhood, with businesses scattered throughout. There
was an effort to turn the neighborhood into a suburb that the BNA has fought for the last several years. We now
have a zoning scheme that allows businesses, including hotel/hostels, to operate in parcels zoned for commercial
use..."
"

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.