ULI Hines Competition Entry 2015 by Lindsay Pericich Porter

LAGNIAPPE TREMÉ STRENGTHENING CONNECTIONS

F156454 OSTERING COMMUNITY

TEAM 156454

COMPETITION BRIEF TEAM ULI HINES COMPETITION ARCHITECTS Linds ay Pericich Allis on Pericich Ja re d Pe c hauer U R B A N P L A N N E R / R E A L E S TAT E Joe Kna c kstedt MBA M a x Kozak

The U LI Hines Competition is an urban design and devel opment chal l enge for graduate students. The competition engages mul tidiscipl inar y student teams to devise a comprehensive devel opment program for a real, l arge -sc al e site. Teams of f i ve students representing at l east three discipl ine s have t wo weeks to devel op sol utions that inc lu de draw ings, site pl ans, tabl es, and market-feasib le financial data. This is an ideas competition; there is no ex pec tation that any of the submitted schemes w il l be appl ied to the site. The w inning team receives $50, 000 and the final ist teams receive $10, 000 each. A dow ntow n neighborhood in New O rl eans ha s been chosen as the site for the 13th annual U LI Hines Competition. The 2015 competition chal l enges the student teams to devise a comprehensive design and devel opment program for par ts of the Tul ane/G ravier and I ber vil l e dow ntow n neighborhoods that not onl y transfo r ms the area into a thriving urban neighborhood, but al so highl ights its l oc ational advantages, incl uding its prox imit y to the French Q uar ter, adj acenc y to a medic al distric t, and interac tio n w ith the Lafitte G reenway.

PROJECT STRATEGY In Life on the Mississippi, Mark Twain defined lagniappe as “the equivalent of the thirteenth roll in a ‘baker’s dozen.’ It is something thrown in, gratis, for good measure.” Lagniappe Tremé is a district designed to add a little bit more to the rich culture of the Tremé neighborhood, while complementing the existing investments by the City of New Orleans and the federal government in the surrounding neighborhoods. Our goal was not to change the character or tenure of the neighborhood, but to add opportunities and connections for the residents of the Tremé neighborhood. The development was driven by focusing on three concepts: Return, Remember, and Reconnect. RETURN: By re-establishing the street grid and infilling lots with historic, New Orleans style buildings, the neighborhood takes on new life. St. Louis street becomes a boulevard facing the Lafitte Greenway with an activated street edge. The increased vitality of the area and additional amenities promote safety and provide opportunities for former, current, and new residents to thrive in the area. REMEMBER: The district is anchored by the Katrina National Memorial and Museum. Development and operation of a memorial is not compatible with the for-profit ownership of the Lagniappe Tremé district therefore the land for the museum was donated to the Katrina National Memorial Foundation to promote community engagement in both the construction of the memorial and the development of ongoing programming. The museum is intended to function as both an educational destination and as a reminder of the great power of water. Working with the City of New Orleans, a functioning storm water pump station will be constructed on the site and, in conjunction with the Lattice sculpture, will limit I-10 storm water runoff from flowing into the district. The Lattice will capture and store runoff from I-10 during storms, to be pumped to the Lafitte Greenway canal after the rain has subsided. RECONNECT: The Lagniappe Tremé District actively seeks to connect within itself and also with the surrounding city of New Orleans. The Claiborne Corridor offers multimodal transportation through a designated bike path and a streetcar line running through the district from Poydras Street to Elysian Fields. The corridor offers public gathering space, a skate park, parking, and a food truck market. By activating this corridor, the barrier of I-10 transforms into a connection linking the new LSU/VA hospital complex with the surrounding neighborhoods. Lagniappe Tremé emphasizes what is already great about New Orleans and the Tremé neighborhood. It celebrates the unique culture of the neighborhood and provides places where it can coalesce and thrive. The increased activity along St. Louis Street, culminating in the new Katrina National Memorial and Museum, will create a connection between the district and the rest of New Orleans. A little something extra for the residents of Tremé .

FINANCIAL STRATEGY Lagniappe Tremé harnesses the potential of the investment into the construction of the Louisiana State University/Veterans Affairs hospital complex and revitalization of the Lafitte Greenway. Financing for the acquisition and development comes from construction loans in all three phases with a permanent loan takeout following the completion of development and lease up. The North Claiborne Neighborhood Improvement Association (NCNIA) will contribute the land it owns as collateral to obtain the initial construction loan. The remaining equity is provided by proceeds from the syndication of tax credits and the reinvestment of proceeds from the sale of for-sale housing. The project includes 20% affordable units for households making less than 50% of the area median income. The low-income housing tax credits are syndicated at 89 cents on the dollar and included as equity. The construction loan for Phase 1 and 2 will be issued at 5.25%, 200bps above prime. The Phase 3 loan has been increased by 20bps as a contingency. The permanent loan for the initial development is at 4.55%. Phase 2 and Phase 3 interest rates were increased to 4.85% and 5.75% respectively. All interest rates were based on LIBOR interest rate forwards and reflect the potential risk of rates rising from their current historic lows. In order to further assure their feasibility, the LTV of the Phase 2 permanent loan was reduced to 75% and Phase 3 was reduced further to 70%. The development of the Katrina Memorial is a task that would be politically impossible for a for-profit developer. The donation of the land to the Katrina National Memorial Foundation ensures that community stakeholders are actively involved in the construction and operations of the site. The not-for-profit organization is actively seeking a site to build the museum and has budgeted $70 million for the construction that is to be entirely funded from private donations. The proposed infrastructure investment along the Claiborne Corridor by the City of New Orleans supports the development of the district and provides flood protection to the Lagniappe Tremé district. As the district is entirely financed through private means, the property taxes generated by the development are sufficient to pay for all of the improvements in storm water management, road construction, and bike infrastructure. In addition, the added density of the neighborhood supports the construction of a new streetcar along Claiborne that has been proposed between Poydras Street and Elysian Fields. The attached pro forma supports the financial viability of the development of Lagniappe Tremé. The project has as projected site value of $541,558,588 and an LTV of 79% in 2026. This represents an unlevered IRR and leveraged IRR, before taxes, of 14.26% and 28.04% respectively.

FINANCIAL PRO v 1. Summary Pro Forma

Team

2015-2016 Net Operating Income Market-Rate - Rental Housing Market-Rate - For-Sale Housing Affordable Rental Housing Office/Commercial Retail (Neighborhood and Regional Scale) Hotel School Total Net Operating Income Development Costs Market-Rate - Rental Housing Market-Rate - For-Sale Housing Affordable Rental Housing Office/Commercial Retail (Neighborhood and Regional Scale) Hotel School Land Acquisition Costs Total Infrastructure Demolition Costs Development Fee Total Development Costs Annual Cash Flow Net Operating Income LIHTC Syndication Proceeds Total Asset Value Total Costs of Sale Total Development Costs Net Cash Flow Permanent Loan Loan to Value Ratio at Financing Debt Service Debt Service Coverage Ratio Net Present Value Leveraged Net Present Value Initial Loan to Cost Ratio Year 10 Loan to Value Ratio Unleveraged IRR Before Taxes Leveraged IRR Before Taxes

8% 3%

Phase I Return 2017

Phase II Remember 2020

2018

2019

2021

2022

$0 $0 $0 $0 $0 $0 $0 $0

$3,937,267 $4,763,138 $261,790 $0 $988,852 $0 $0 $9,951,048

$4,058,514 $4,906,032 $270,431 $0 $1,130,915 $0 $0 $10,365,893

$4,063,346 $7,594,829 $279,332 $0 $1,006,343 $0 $0 $12,943,850

$6,297,930 $1,564,535 $288,499 $2,665,726 $6,247,287 $0 $753,236 $17,817,212

$6,491,414 $1,880,049 $297,942 $2,783,403 $6,716,047 $0 $760,768 $18,929,623

$38,919,539 $10,382,154 $10,610,442 $0 $14,713,287 $0 $0 $0 $2,608,595 $450,810 $1,492,508 $79,177,335

$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

$19,578,856 $4,137,959 $0 $28,590,246 $16,481,346 $0 $7,953,171 $10,510,240 $18,454,210 $837,537 $1,534,832 $108,078,396

$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

$0 $0 $0 $0 $79,177,335 ($79,177,335)

$9,951,048 $7,981,847 $0 $0 $0 $17,932,895 $56,177,267 80% ($3,435,760) 2.90

$10,365,893 $0 $0 $0 $0 $10,365,893

$12,943,850 $0 $0 $0 $108,078,396 ($95,134,546)

($3,435,760) 3.02

($3,435,760) 3.77

$17,817,212 $0 $0 $0 $0 $17,817,212 $119,085,515 75% ($10,890,237) 1.64

Phase III Reconnect 2023

156454

2024

2025

2026

$5,893,949 $3,344,272 $202,266 $2,904,610 $1,641,176 $0 $768,376 $14,754,649

$20,097,422 $2,870,500 $1,515,323 $3,029,454 $9,671,246 $5,674,221 $776,060 $43,634,227

$20,713,650 $2,956,615 $1,563,765 $3,158,043 $10,359,087 $5,844,448 $783,820 $45,379,428

$21,348,365 $6,395,158 $1,613,660 $3,290,490 $11,067,563 $6,019,781 $791,658 $50,526,675

$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

$129,938,992 $7,599,767 $35,346,905 $0 $19,062,894 $57,139,373 $0 $10,653,297 $10,730,969 $643,102 $4,981,759 $276,097,058

$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

$18,929,623 $0 $0 $0 $0 $18,929,623

$14,754,649 $0 $0 $0 $276,097,058 ($261,342,409)

$45,379,428 $0 $0 $0 $0 $45,379,428

$50,526,675 $0 $541,558,588 ($16,246,758) $0 $575,838,506

($10,890,237) 1.74

($10,890,237) 1.35

$43,634,227 $26,243,054 $0 $0 $0 $69,877,281 $287,997,674 75% ($30,512,867) 1.43

($30,512,867) 1.49

($459,250,553) 1.66

$79,106,630 $120,387,562 90% 79% 14.26% 28.04%

$3,358,824 $541,558,588

Current Site Value (start of Year 0) Projected Site Value (end of Year 10)

2. Multiyear Development Program Total Buildout Project Buildout by Development Units Market-Rate - Rental Housing Market-Rate - For-Sale Housing Affordable Rental Housing Retail Hotel School Project Buildout by Area Market-Rate - Rental Housing Market-Rate - For-Sale Housing Affordable Rental Housing Office/Commercial Parcel I - Regional Retail Neighborhood Retail Hotel School Total Cumulative Development

Year-by-Year Cumulative Absorption 2017 2018

2019

2020

2021

2022

2023

2024

2025

2026

(units) (units) (units) (sf) (rooms) (students)

0 0 0 0 0 0

298 20 75 130,622 0 0

298 40 75 130,622 0 0

298 70 75 130,622 0 400

433 76 75 316,533 0 400

433 83 75 316,533 0 400

433 95 75 154,214 300 400

1,267 105 284 451,763 300 400

1,267 115 284 451,763 300 400

(s.f.) (s.f.) (s.f.) (s.f.) (s.f.) (s.f.) (s.f.) (s.f.) (s.f.)

0 0 0 0 0 0 0 0 0 0%

266,850 20,200 72,750 0 0 0 0 0 359,800 15%

266,850 40,400 72,750 0 0 130,622 0 0 510,622 21%

266,850 70,840 72,750 0 0 130,622 0 0 541,062 22%

389,700 76,912 72,750 0 0 130,622 0 0 669,984 27%

389,700 83,996 72,750 209,503 162,319 154,214 0 47,049 1,119,531 46%

389,700 96,854 72,750 209,503 162,319 154,214 0 47,049 1,132,389 46%

1,135,832 107,049 174,234 209,503 0 154,214 285,504 47,049 2,113,385 87%

1,135,832 117,244 174,234 209,503 162,319 289,444 285,504 47,049 2,421,129 99%

1,135,832 138,654 174,234 209,503 162,319 289,444 285,504 47,049 2,442,539 100%

Unit Cost ($161,278) ($203,043) ($166,189) ($154) ($359) ($194,791) ($209)

($ per unit) ($ per unit) ($ per unit) ($ per s.f.) ($ per s.f.) ($ per room) ($ per s.f.)

Total Costs ($204,365,144) ($23,349,913) ($47,197,801) ($32,158,990) ($58,230,564) ($58,437,260) ($9,841,109) ($433,580,783)

Equity Sources Land Equity - NCNIA Low Income Housing Tax Credits Phase 1 Low Income Housing Tax Credits Phase 2 Low Income Housing Tax Credits Phase 3 Total

Amount $3,358,824 $7,981,847 $0 $26,243,054 $34,224,901

% of Total 0.5% 1%

Public ($92,734) ($3,000,000) $0 ($11,675,495) ($54,080,000) $0 $0 ($298,000) ($787,420) $0 $0 ($69,933,649)

Non-Profit $0 $0 $0 ($70,000,000) $0 $0 $0 $0 $0 $0 $0 ($70,000,000)

Private $0 ($940,556) ($168,101) $0 $0 ($30,375) ($14,757,855) $0 $0 ($8,009,099) (118,781,235.37) ($142,687,221)

Financing Sources Phase 1 Construction Loan Phase 1 Mezzanine Loan Phase 1 Permanent Loan Phase 2 Construction Loan Phase 2 Mezzanine Loan Phase 2 Permanent Loan Phase 3 Construction Loan Phase 3 Permanent Loan Total

$71,259,602 $7,917,734 $56,177,267 $98,385,913 $9,692,483 $119,085,515 $259,942,723 $287,997,674 $463,260,456

Reinvestment of Proceeds Phase 1 Phase 2 Phase 3 Total

$17,084,971 $27,193,748 $97,507,271 $141,785,990

3. Unit Development and Infrastructure Costs Development Costs Market-Rate - Rental Housing Market-Rate - For-Sale Housing Affordable Rental Housing Office/Commercial Retail (Neighborhood and Regional Scale) Hotel School Total Development Costs Infrastructure and Soft Costs Roads Utilities Other Hardscaping (not incl. surf. pkg.) Katrina Memorial Museum Streetcar Infrastructure Landscaping Green Roofs Bike Paths + Bike Share Stations Surface Parking Developer Fees Total Interest Paid Total Infrastructure Costs

4. Equity and Financing Sources $276,097,058

Development Cost By Phase

$108,078,396 $79,177,335

Sources of Funds 5% 22%

73%

Equity

Permanent Loans

Reinvestment of Proceeds

4% 5%

19% 45% 72%

3% 4% 15% 22%

2 LAKESIDE

UPTOWN

DOWNTOWN

RIVERSIDE

N 1” : 160’

6 320’

0’ 160’

480’

MASTER PLAN

EXISTING

PROPOSED

St Louis Cemeter y 1 and 2

K atrina National Memorial and Mu seu m

VA and LSU Hospital Campus

Lagniappe Ac ademies

Faubourg Treme Housing D evel opment

Cl aiborne Food Cour t

Iber vil l e Choice Neighborhood

LSU AgCenter Food Inc ubator

Charger Fiel ds

Café at Tremé Pl aza

Communit y G arden

Canopy Hotel

The Corner Store Café

Lafitte S quare Apar tments

The Jazzhaus Music Store

1 0 Louis + S ons Famil y Heal thc are

1 4 10

Nor t h ea s t to B ayou S a uva g e Nat ion a l Wil d l ife Ref ug e

Lake Pon tch ar train

GE NT I L LY

Po ntc h a r t ra in Pa r k

L A K E V IE W

EAST NE W O R L E A NS

Ci t y Pa r k 7TH, 8TH, & LOW E R 9 T H WA R D S B AYO U S T. J O H N

TREMÉ/ L A FI T T E 1 MI L E 1 1

/ 2 MI L E / 4 MI L E

MA R I GNY

M ID CIT Y

G ERT TOWN

BY WAT E R

FR E NC H Q UA RT E R A LGI E R S CEN TR AL CIT Y

AUDUBON DISTRIC T

CBD

LAKESIDE UPTOWN

DOWNTOWN RIVERSIDE

G AR DEN D IS TR IC T

REGIONAL MAP B ike I n f ra s t ru c t u re St re e tc a r L in e

U P TOWN

Pro po s e d St re e tc a r L in e Pro po s e d La f it te G re e nway At t ra c t io n

MISSISSIPPI RIVER

S out h to G ul f of M exico

SITE ANALYSIS

A PA L A N D U S E RESIDENTIAL COMMERCIAL NONPROFIT OWNERSHIP RESTRICTION

PROPOSED INFILL EXISTING

E D U C AT I O N / S O C I A L T R A N S P O R TAT I O N

PROPOSED

32, 84

32, 84 32 32, 62, 64, 65 84

32 32, 62, 64, 65

3 2 , 62, 64, 65

32, 62, 64, 65 3 2 , 62, 64, 65

4 7 Cemeteries 4 8 Cit y Park 84

4 7 Cemeteries 4 8 Cit y Park

P E D E S T R I A N & B I K E PAT H S P E D E S T R I A N PAT H B I K E PAT H B I K E E A S Y B I K E S H A R E S TAT I O N

TRANSIT S T R E E TC A R

32, 62, 64, 65 2,

Prop osed Clairb orne Avenue

3 2, 51, 52, 62, 64, 65, 80

84 84

BUS LINE

TRANSIT

Prop osed Clairb orne Avenue

3 2, 51, 52, 62, 64, 65, 80

S T R E E TC A R 84

BUS LINE

1 2

1 7

3 4

G R E E N S PA C E

3 4

1 P EC AN ORC H ARD 2 S W IM M IN G P OOL

G3R ES EP ORTS N S PAFIEL C ED S

PROGRAMMING H OT E L C U LT U R E & E D U C AT I O N COMMERCIAL (SITE) COMMERCIAL (DISTRICT) RESIDENTIAL (SITE)

8 7

41 SP KECATE AN PARK ORC H ARD 52 WAL G GLOOP S W IMK IN M IN P OOL 63 S P L AS H PAD ORTS FIEL D S OOLPARK YARD 47 SS CK HATE 85 M U S EUM P L A Z A WAL K IN G LOOP

5 6

6 S P L AS H PAD 7 S C H OOL YARD 8 M U S EUM P L A Z A

RESIDENTIAL (DISTRICT)

P HASE 1

PHASE 2

RE M E M B ER

Uti li zi n g pa rce l s ow n e d by N CN I A , P h as e 1 foc use s on re de f i n i ng th e s treet ed g e by ad d i n g stre e t- fa ci n g re t a i l a l on g St. Lo u i s Aven u e an d re stori n g t he f a br i c of t h e n ei g h b o r h o o d by ad di ng l i ke -ki n d re si denti al d evel o p m ent.

49% 14% 13%

PHASE 3: RECON 22% Hotel 10% Neighborh 8% Affordable R 3% Market Rate 57% MArket Rat

PHASE 1: RETURN COM MU NIT Y PARTRetail NE R S 24% Neighborhood 14% Affordable Rental Housing 13% Market Rate For-Sale Housing 49% Market Rate Rental Housing

Cre at in g l o n g te rm inve st m e nt s in t he co m m un it y t h ro ugh e duc at io n and c u lt u ral inve st m e nt s. High l ighte d by t he d o nat io n o f a se c t io n o f Pa rce l I to t h e K atr ina N at io nal M e m o ria l Fo un dat io n fo r t h e co ns t ru c t io n o f a m e m o ria l, m use um , a n d water p u mp ing in fra st ruc t ure.

TOTAL BUILDOUT: 2% School 12% Hotel 12% Neighborhood Retail 7% Parcel I Regional Retail 8% Office/Commercial 7% Affordable Rental Housing 6% Market Rate For Sale Housing 46%Market Rate Rental Housing

Ma rket- R ate R enta l Hous i n g Ma rket- R ate For - S a l e Hous i n g Af fo rd a b l e R e nta l Hous i n g Neigh b or h ood R eta i l

266,850 70,700 72,750 130,622

HIGH L IGH TS - 298 ma rke t -rate re nt a l u n it s - 70 fo r sa le -h o u se s - 75 a ffo rd a b le h o u sin g u n it s - 20,000+ S F o f b io swa l e s - 120+ t re e s p l a nte d - 60,000+ S F o f g re e n ro o fs

SF SF SF SF

PHASE 2: REMEMBER 8% Schools 4% Neighborhood Retail 28% Parcel I Reginal Retail 35% Office/Commercial 4% Market Rate For Sale Housing 21% Market Rate Rental Housing

To ta l B u i ldou t

PHASE 3: RECONNECT 22% Hotel 10% Neighborhood Retail 8% Affordable Rental Housing 3% Market Rate For Sale Housing 57% MArket Rate Rental Housing

CUR R ENT CO N DI T I O N

Ca j a n En co u nte r s Tou r Co.

To tal Bu ild o u t

M a rke t -R ate Re nt a l Ho u sin g M a rke t -R ate Fo r-S a le Ho u sin g O ffice / Co mme rcia l Re g io n a l Re t a il Ne ig h b o rh o o d Re t a il S ch o o l TOTAL BUILDOUT:

122,850 25,440 209,503 130,622 23,592 47,049

SF SF SF SF SF SF

2% School 12% Hotel 12% Neighborhood Retail 7% Parcel I Regional Retail 8% Office/Commercial ACQUISIT 7% Affordable Rental HousingION Acq u is i ti on of th e la n d fo 6% Market Rate For finSale a n ced Housing th roug h th e d evel 46%Market Rate Rental sp a ce aHousing lon g St. Loui s Stre

in cre as ed va lue of th e la n d t h e Fren c h Q ua r ter w i ll c rea exce e d th e a cq ui s i ti on cos t

G&M El ec tr i c M o to s a n d Pu m p s R ud y S m i th S e v i ce I n c Tow i n g & R e cove r y S p ec i a li s t s

Au to B o d y Shop

S c ra p M e t al Ya rd L ig h t In dus tria l Zon in g

D O NAT ION

O wn e r s h i p of K atr i n a Nati o t h e for - p rof i t s truc ture of A sso ci ati on . Th e d on ati on Fo u n d ati on en s ures th e i n d u rin g th e d evelop m ent a n

PR OPOSE D S O LU T I O N

CO N S T RUC T ION

Yo g a a n d D a n ce St u d i o

Nei g h b o r h o o d S u p er m a r ke t

Fam i ly- own ed Rest aurant Co ffeesh o p B o o k s to re R E TA I L

PHASE 2: REMEMBER 8% Schools 4% Neighborhood Retail 28% Parcel I Reginal Retail 35% Office/Commercial 4% Market Rate For Sale Housing 21% Market Rate Rental Housing

PHASE 1: RETURN 24% Neighborhood Retail 14% Affordable Rental Housing 13% Market Rate For-Sale Housing 49% Market Rate Rental Housing

2 4%

PHASE 3: RECONNECT 22% Hotel 10% Neighborhood Retail 8% Affordable Rental Housing 3% Market Rate For Sale Housing 57% MArket Rate Rental Housing

RETURN

FOOD

B i c yc l e S h o p E D U C AT I O N

M u si c Sh o p

His toric Urb a n Ne ig h b orh o o d M ixe d- Us e Zon in g

H E A LT H & W E L L N E S S

Th e K atr i n a Nati on a l Mem or d e ve lop m ent of th e m us eu b e ra is ed p r i m a r i ly f rom p r t h e m us eum would i n c lud e t h e p u b li c a r t a n d li g hti n g sto rmwater p um p s tati on i n La fit te G reenway Ca n a l p os

PHASE 1: R 24% Neigh 14% Afford 13% Marke 49% Marke

14% Affordable Rental Housing 13% Market Rate For-Sale Housing 49% Market Rate Rental Housing

PROJECT PHASING

P HASE 3

R ECONNE C T

8% 21%

2 8%

35%

PHASE 2: REMEMBER COM MU N I T Y PART N E R S 8% Schools 4% Neighborhood Retail 28% Parcel I Reginal Retail 35% Office/Commercial 4% Market Rate For Sale Housing 21% Market Rate Rental Housing

TOTAL BUILDOUT: 2% School 12% Hotel 12% Neighborhood R 7% Parcel I Regional R 8% Office/Commercia 7% Affordable Rental 6% Market Rate For S 46%Market Rate Rent

HIGH L I G H TS -K at rina Nat io n a l M emor i a l a n d M u s e u m -Lagnia ppe Ac a d emi es -LSU AgCenter Food I n c u b ator

PHASE 3: RECONNECT 22% Hotel 10% Neighborhood Retail 8% Affordable Rental Housing 3% Market Rate For Sale Housing 57% MArket Rate Rental Housing

TOTAL BUILDOUT: 2% School 12% Hotel 12% Neighborhood Retail 7% Parcel I Regional Retail 8% Office/Commercial 7% Affordable Rental Housing or th e K atr ina Nat io n a l M emor i a l a n d M u s e u m i s 6% Market Rate For Sale Housing lopment of mixe d-u se re s i d e nti a l, re ta i l a n d o f f i ce 46%Market Rental eet bet ween Ro ber t s on Rate a n d Crozat StreHousing e t s. Th e

Th e co n s tru c ti o n of a n e igh bo rh o o d sc a l e h o te l at th e co r n er o f Can a l a n d Cl a ibo rn e t ie s t h e n e w d evel o p m ent to the a dj a ce nt h o spit a l. Th e I- 1 0 over p as s i s rei m agin e d a s a n a l l - we at h e r pat h fo r al ter n ati ve co mm ut in g ( bike, pe de st ria n , an d s treetc ar ) f ro m h o usin g in La gn ia ppe Tre m e, Trem e Laf i tte, an d Ibe r vil l e to t h e h o spit a l co m p l ex , as wel l a s co n n e c t in g to t h e re st o f t h e c i t y.

To t a l Bu il d o u t

M a r ke t - R ate R e nt a l Ho u sin g M a r ke t - R ate Fo r - S a l e Ho u sin g Af fo rd a b l e R e nt a l Hou sin g Ne i g h b o r h o o d R e t a i l Ho te l

S ID E W

SF SF SF SF SF

57%

8% 3%

PHASE 3: RECONNECT COM MU NIT Y PART N E RS 22% Hotel 10% Neighborhood Retail 8% Affordable Rental Housing 3% Market Rate For Sale Housing 57% MArket Rate Rental Housing

H IGH L IGH TS - Ca n o py Ho te l se r v in g La g n ia p p e Tre me a n d t h e VA Ho sp it a l -Ap a r t me nt s a lo n g B a sin St re e t co n n e c t La g n ia p p e Tre me wit h Tre me p ro p e r - Co n st ru c t io n o f b ike, st re e tc a r, sto rmwate r, a nd p a rkin g in fra st ru c t u re u n d e r I-10

ALK

V E H IC

U L A R R E E T C A R IK E P A T H B ST

STRE

R R E T C A V E H IC U L A S ID E W A L K

L AF I T TE G R EEN WAY

K AT R I NA M E M OR I A L

1 2’

20’

10’ 10’

S K AT E PARK

10’

A L K O S S W A L K R E E T C A R E PAT H B IK S ID E W CR ST

PHASE 1: RETURN 24% Neighborhood Retail 14% Affordable Rental Housing 13% Market Rate For-Sale Housing 49% Market Rate Rental Housing

PHASE 2: REMEM 8% Schools 4% Neighborhoo 28% Parcel I Regi 35% Office/Com 4% Market Rate F 21% Market Rate

rial Foundat io n ha s e s ti mate d th at con s truc t i o n a n d m would co st $ 7 0 M i l l i on , w h i c h i s a nti c i p ate d to rivate donat io ns. In a d d i ti on , th e d evel op m e nt o f e t h e insta l l at io n o f run - off col l ec ti on h i d d e n by i n stallatio n be neat h th e I - 1 0 ove r p a s s a s we l l a s a n s talled w ithin t he mu s eum to p us h th e wate r to t h e t - storm.

746,132 42,514 101,484 135,230 285,504

10%

RI G H TS I Z I N G : T RA NSF O RM IN G STREET TO PL AC E

d bet ween the so o n-to - b e con s truc te d M u s e u m a n d ate additiona l l ease re ve n ue i n th os e b ui l d i n g s t h at s.

on al Memorial and Mu s e u m i s n ot comp ati b l e w i t h f the Nor th Cl aibo rne Nei g h b or h ood I m p rove m e nt n of the l and to t h e K atr i n a N ati on a l M e m o r i a l nterests of t he co mm u n i t y at l a rg e a re re s p e c te d d on going o perat io ns of th e mu s eum.

22%

20’ STRE

12’

LK R E T C A C R O S S W A S ID E W A L K

N. C L AIBOR NE S T. RE TA I L

S T. LO U I S CEM ETERY 1 2’

20’

S ID E W

ALK

10’

V E H IC

10’

C L AIBO RN E ST. PARKIN G

10’

U L A R R E E T C A R IK E P A T H B ST

20’

STRE

12’

R R E T C A V E H IC U L A S ID E W A L K

C AN O PY HOTEL

H O S P I TAL CO M P L EX 1 2’

20’

10’

F O O D T RUC K P O D CO URT

10’

20’

10’

Beau + Marie

Emily + James

William

M a rie m e e t s up w i t h o t h e r ret i rees as par t of th e La f itte G reenway wa l ker s. B ea u i s a member of th e B la c k M e n o f La b o r a n d p a r ti c i p a tes in t h e S eco n d Line Pa ra d e throug h Lag n i a p p e Tremé ever y O c to b er. Th e y l ove wa l ki n g t h ro u gh th e di s tr i c t on th e i r way to Ker m i t ’s Tre mé S peakeas y.

Emi ly an d James li ve i n a three bedroom apar t ment alon g Toulous e Street wit h their t wo boy s. James wor ks at th e Tulan e Cente r for Advanced M edicine and takes th e s treetc ar to work . Emil y works at t he New O r lean s B i o -I n n ovati on Center and walks through t h e n ewl y co n st ruc ted Iber vi lle di stri c t. The boy s atten d S ucces s Preparator y Ac ademy and pl ay soccer at th e Ch arger S occer f i e l ds on t he Lafitte G reenway.

An aspiring jazz mu sician, Wil l iam pl ay s the saxophone on Tu esday night s at t he S potted Cat M u sic Cl u b on Frenchman Street. He is abl e to walk there from hi s apar tm ent on St. Loui s St. D u ring t he week , he t akes the 62 bu s to the El k Pl ace Transit Center to get to his job.

Arthur +

Ar t hu r a n d S im on a re th e ow n food t ruc k . The y we re a ble t par t of LSU ’s fo o d i nc u ba to r Lou is Stre e t a n d N R ob e r ts on S training a n d s up p or t from th e v th e re d e ve l op e d Ib e r v

5 7 3

UPTO WN

DOWN TOW

N RIVER SID

LAKES ID

SE CON D L I N E PA R A D E T H R O U G H T H E DI S T RI C T

Simon

ne r s o f t he Petite G atea ux to s tar t t h e i r bu siness a s r , l o c ate d at the corner St. St re e t. Th e y ga ined f u r th e r voc at i o n a l s c ho o l a nd live i n v il l e n e i g hb o rho o d.

Robert + Lilly

Ophelia + Calvin + Maddie

R o b e r t a n d L i l l y are sta yin g a t t h e Ca n o py o n Ca n a l St. wi th th e i r 3 d a ugh ters to ta ke a d va n tage o f t h e t h ree s tre e tca r l i n e s th at s top th ere. Rober t wants to take i n a S a i nt s G a m e an d c an get to th e S uperdome alon g th e n e w Cl a i b o r n e L in e. Th e f ami ly plan s to v i s i t th e K atr i n a Nat i o n a l Me m o r i al an d walk alon g th e Laf i tte G reenway dur i n g th ei r v i s i t.

O phel ia grew u p in TremĂŠ, bu t was forced to rel oc ate to Hou ston in 2005. She recent l y accepted a position as a phl ebotomist at t he VA Hospital and has enrol l ed her chil dren at th e newl y rebu il t Lagniappe Ac ademies. With the new publi c transi t i n the di stri c t, she w i ll be able to save $8,500 annuall y on transpor ta ti on costs.

Markael M ark ael is a S econd-Year Resident at LSU M edic a l Ce nte r who l ives in the French Q u ar ter. D uri ng hi s bre a k he walks to the food truck pod under I-10. He co m m ute s by bike u sing the Lafitte G reenway and t he new d e d ic ate d bike l ane u nder I- 10. O n Thu rsday night s he mee ts fr ie n d s on St. Lou is Street for happy hou r.

2 9

S E R V I N G A D I V E R S E CO M M U N I T Y 13

Put People First.

Lagniappe Treme has been designed at a human scale (maximum 4 stories) with access to both pedestrian and bike paths less than Âź mile from each residence.

Recognize the Economic Value.

Lagniappe Treme will serve to support and enhance connections, building upon investments in the new VA and LSU Medical Centers.

SS 3

Empower Champions for Health.

Newly constructed public infrastructure promotes an active and mobile lifestyle by providing bicycle and pedestrian paths along the greenway and underneath I-10.

Energize Shared Spaces.

Large public sidewalks along the retail stores and under I-10 provide ample space for local musicians to perform.

S 5

Make Healthy Choices Easy.

Lagniappe Treme is designed with either streetcar or bus access within Âź mile of all residences, and all residents are within walking distance of a park.

7 Mix It Up. A mix of retail, office, education, and housing allow residents to lead the live-workplay lifestyle within the district. Primary, secondary, and tertiary needs are met within a 5-minute walk.

Ensure Equitable Access.

The district features 20% affordable housing with units affordable at both 50% and 30% of area median income.

8 Embrace Unique Character. The blocks north of I-10 remain consistent with the historic zoning of the neighborhood, while the blocks south of I-10 match the character of the Iberville Choice neighborhood.

S 9

Promote Access to Healthy Food.

In conjunction with the LSU AgCenter Food Incubator, a new food truck pod provides a starting point and education for entrepreneurs while providing healthy options for hospital employees and residents.

1 0 Make it Active. Lagniappe Treme is transected by the bike path under I-10 and the Lafitte Greenway. Active public amenities include a skatepark, bike share, soccer and baseball fields, and swimming pool.

CULTIVATING HEALTHY PLACES IN LAGNIAPPE TREME

R EB IRTH BRASS BAND PL AYING IN THE C L A IBOR NE COR R ID OR

ART AS IN F R ASTRU C TU RE & DESTI NATI ON K AT R I N A M E M O R I A L & WAT E R M U SE UM

L AGN IA P P E TREME N E IGH B O R H O O D

I-10

A S D E S T I NATI O N

K ATRINA MEMORIAL & WATER MUSEUM AS EDUC ATION

BLUE ROOFS

K ATRI NA MEMORI AL & WATER MUSEUM AS PUMP STATI ON

BI OSWAL ES

WAT E R P UM P STATIO N

S TORMWATER MA NAG EMENT A S A RT

STORMWATER MANAGEMENT AS RETENTI ON I NFR ASTRUC TURE

STORMWATER MANAGEMENT AS COLLEC TI ON I NFR ASTRUC TURE

RETU RN P IP E TO C A NA L L AF IT TE G REENWAY

N OR M A L DAY Th e s tor mwate r m a na ge m e nt s y s te m bel ow I -10 ser ves t wo d i s t i n c t p u r pos e s : A RT & INF R AS T R UC T URE . The system consists of a n i n d u s tria l wate r bla dde r conta ined w ithin a steel s t ru c t u re w hic h is conne c te d to a pumping station housed b e l ow t h e m e m oria l. O n a NOR MAL DAY, the system func tions a s a n a r t p i ece that illum inate s the underpass.

L AFI T TE GREENWAY AS R AI N GARDEN

AV E R AG E R A I N DAY O n an AVER AGE R AI N DAY, t he s ys te m co lle c t s t he ru no f f f ro m I -10, preventing it fro m s pi lli ng i nto t he Tre me D i s t r i c t. The water is col l ec ted & sto re d i n ci s te r ns whi ch i s u s e d as gray water in Parcel I . I n ad d i t i o n to b e i ng a me mo r i al fo r Hu r r i c ane K atrina, the musuem f u nc t i o ns as an e du c at i o nal exp e r i e nce to teach peopl e about l i v i ng wi t h wate r.

L AFI T TE GREENWAY AS RETENTI ON POND

H E AV Y R A I N DAY O n a HEAVY R AIN DAY, t he s ys te m s to re s t he ru no f f f ro m 1 - 1 0 i n ci s te r ns. O nce t he ci s te r ns are f i lle d, t he wate r b lad d e r re t ai ns wate r u nt i l i t c an be pu mp e d o u t i nto t he c anal. Th e Laf i t te G re e nway ac t s as a re te nt i o n p o nd, ho ldi ng & abso rb in g t he ove r f low f ro m t he c anal.

R EL A XI NG SUMMER DAY ON S T. LOU IS S TR E E T

LAGNIAPPE TREMÉ STRENGTHENING CONNECTIONS

F156454 OSTERING COMMUNITY

TEAM 156454