Four Seasons World Trade Center proposal

FRONT AND CENTER

New Orleans has more than its share of special buildings. One in particular graces the foot of Canal Street a coveted spot where the currents of com-merce and culture, trade and tradition, past and future converge.

Amid the celebrations of 2018, the revitalization of this tower will ring out, the latest verse in a song of renewal that began a decade ago. In every sense, its transformation will stand FRONT AND CENTER.

Our development team has the reach, the resources, the roots, and the ex-pertise to dream big and make it real. And we have the commitment and cre-dentials to make it last nurturing world-class employees, delighting luxury travelers as well as the community, showcasing New Orleans culture, and adapting to ensure opportunity for decades to come.

The Four Seasons New Orleans team is ready to restore this treasure, to bring the worlds foremost hotel company to one of the worlds most vibrant cities.

In a building designed to point in every direction, we are excited to move this development in the one direction that matters most: FORWARD.

Four Seasons Florence, Florence, Italy Hotel Brand and Operator: Four Seasons Hotels and Resorts

Four SeaSonS New Orleans

Table of Contents

1. Development Plana. Development Plan and Schedule

b. Detailed Plans for the Project

c. Operational and Management Plan

2. Project Design

3. Development Team a. Contact Person

b. Team Members

c. Experience with Similar Development Projects

d. Team Member Personnel

e. Evidence of Commitments

f. Litigation

4. Financial Arrangements and Funding Sources a. Proposed Capital Structure

b. Recently Completed and In-Process Projects

c. Proposed Guarantor

d. Development Budget and Pro Forma

e. Payment and Performance Bond

f. Projected Employment

g. Plan for Orleans Parish/Local Business Participation

5. Financial and Lease Terms a. Deposit and Rent

b. Parking

6. Disadvantaged Business Enterprises Participation

Table of Contents

Four Seasons Toronto, Toronto, Canada Hotel Brand and Operator: Four Seasons Hotels and Resorts


Table of Contents (continued)

7. Letters of Support a. Letter from J. Allen Smith, President and CEO, Four Seasons Hotels and Resorts b. Letter from William Francis Galvin, Secretary of the Commonwealth of Massachusetts c. Letter from Robert Herlinger, Chief Architect and Strategist, First Church of Christ, Scientist d. Letter from Willie Brown, former Mayor of San Francisco e. Letter from Charles Sullivan, Executive Director, Cambridge Historical Commission f. Letter from Daniel ODonnell, Global Head of Private Equity and Real Estate, Citi Private Bank g. Letter from Thomas Flexner, Global Head of Real Estate, Citigroup h. Letter from Martin Frass-Ehrfeld, TCI Real Estate Partners Limited i. Letter from Henry Louis Gates, Jr., University Professor and Director of African and African American Research, Harvard University j. Letter from Whitney L. LaNasa of Stonehenge Capital Company

8. Description of Cultural Attraction Prepared By Professor Henry Louis Gates, Jr.

9. Other Supporting Documents a. GCR Report on Project Benefits b. Letter from Latter & Blum re Residential Condominium Market c. Letter from Jones Walker LLP re Leasehold Condominiums d. ConsultEcon Report re Cultural Attraction and Observation Deck e. Projected Employment Analysis

10. Other Required Attachments a. Certification of Guarantor b. Letter from Qualified Surety Company c. DBE Participation Plan d. Conflict of Interest Disclosure Affidavit

e. Veracity Statement

Table of Contents

1Four SeaSonS New Orleans

a. Development Plan and Schedule

Carpenter & Company, Inc. and Woodward Interests, LLC are proposing to redevelop 2 Canal Street as the Four Seasons New Orleans. Four Seasons is the worlds best luxury hotel brand, and the Four Seasons New Orleans will set a new standard of hotel quality and service in the City. In addition to a new Four Seasons Hotel, the project will include a cultural attraction and observation deck projected to attract more than 700,000 visitors a year, and 76 hotel-serviced residences that are expected be the best in New Orleans. This combination of uses will result in a powerful economic engine that will optimize benefits to the City by stimulating additional tourist and conven-tion activity, substantially increasing the tax base, maximizing the ground rent available from the property, providing more and better jobs than other similar projects, and supplying a broad array of opportunities for local businesses, including opportunities for Disadvantaged Business Enterprises.

i. Four Seasons Hotel

The Four Seasons New Orleans Hotel is planned to include 350 guest rooms, two signature restaurants (one of which will be independently operated), more than 20,000 square feet of meeting space, a hotel spa and fitness center, a roof-top pool and deck area, and a separate roof-top bar. The Four Seasons New Orleans will be joining 95 other Four Seasons Hotels located in 28 cities in the United States and more than 39 countries around the world. Each Four Seasons Hotel is distinctly different from the others, and the Four Seasons New Orleans will be no exception. The hotel will feature work by local artists and other features that will distinguish it as uniquely New Orleans. Although each Four Seasons Hotel is a unique reflection of its locale, all Four Seasons are alike in their commitment to provide their guests with an exceptional hospitality experience and unparalleled service. Four Seasons is widely regarded as the finest luxury hotel and resort company in the world. In 2014, Forbes Travel Guide honored Four Seasons with 18 Five-Star Hotel Awards, the most of any brand. Four Seasons also earned 22 AAA Five Diamond Awards. Both The Times of London and the London Telegraph named Four Seasons as the Best Hotel Group. In addition to recognition by the hospitality industry, travelers also regard Four Seasons as the preemi-nent luxury hotel brand. In 2014, Four Seasons hotels and resorts won 72 Cond Nast Traveler Readers Choice Awards and 61 Worlds Best Awards from Travel + Leisure, again the most of any hotel brand.

Much of the success that Four Seasons has enjoyed is the result of its singular focus on the luxury market. Many other luxury hotel brands are owned by large hotel companies that own and manage a broad array of brands, catering

Development Plan

1. Development Plan


Development Plan

to all types of travelers. As a result, these luxury brands may not command from their parent company the careful attention required to maintain the level of service demanded by luxury travelers. Four Seasons, in contrast, has only one brand, and that brand, Four Season Hotels and Resorts, is focused only on the luxury customer.

In order to provide the exceptional level of service for which they are justly famous, Four Seasons Hotels have more employees per guest room than a standard three-star or four-star hotel. Furthermore, Four Seasons is well-known as an exceptional place to work, and has been named one of the 100 Best Companies to Work For by Fortune every year since the magazine began its employment survey in 1998. Not surprisingly, Four Seasons has one of the lowest turnover rates in the industry. It is anticipated that the Four Seasons New Orleans will have 450 full-time employees.

ii. Public Cultural Attraction and Observation Deck

The most distinctive feature of the building is the two-story roof-top cupola element. Originally mechanical space and a restaurant in the round, it is now envisioned as a public observation deck, which will be paired with a cultural attraction on the second floor to provide a spectacular new destination for New Orleans that will tell the unique story of the City and its people.

Visitors will access the second-floor cultural attraction by escalator from a new urban park at the northwest corner of the building. Once inside, they will find an exhibit about New Orleans, its culture and its history, and an IMAX or similar theater showing a film about the City. The theme of the exhibit will be New Orleans: History at the Confluence of Cultures, and it will include both a cultural component (centered on New Orleans Jazz, food and Mardi Gras) and an historical component (centered on landscape, water, migration and slavery). After leaving the theater, visitors will take express elevators to the observation deck in the cupola to see panoramic views of the City, the River, and the surrounding countryside. The result will be a spectacular educational and entertainment experience for both visitors to the City and its inhabitants. It will be functionally separate from the Four Seasons Hotel, but will complement its design and quality.

The cultural and historical content presented at the attraction will be procured, curated, and narrated by two of Americas leading academics who specialize in these areas: Harvards Henry Louis Gates, Jr. and Lawrence N. Powell, Professor emeritus at Tulane. Professor Gates has prepared a wonderful description of the cultural attraction that is included at Tab 8 of this book.

It is expected that the public cultural attraction and observation deck will be

Four Seasons Istanbul at the Bosphorus, Istanbul, Turkey Hotel Brand and Operator: Four Seasons Hotels and Resorts


Development Plan

managed by Coaxum Enterprises, Inc., a certified DBE.

iii. Residences

The Four Seasons New Orleans project will include approximately 76 residences, which will be managed by Four Seasons and have access to all the services available at the Four Seasons Hotel. The luxury residences, which will be served by their own lobby and dedicated elevators, are expected to range in size from approximately 1,400 square feet to 4,000 square feet.

iv. Benefits of the Four Seasons New Orleans

The Four Seasons New Orleans will optimize public benefits from the 2 Canal Street property. The Four Seasons New Orleans project will bring to New Orleans the worlds best luxury hotel brand, maximize tax revenue from the 2 Canal Street property, provide more and better jobs than other projects, provide the City with a new world-class cultural attraction, improve the urban environment, and maximize opportunities for DBEs and local businesses. Furthermore, the project will be executed by a highly experienced team with the know-how and financial backing to complete a project of the highest quality in the shortest possible time. In sum, the Four Seasons New Orleans proposal is the highest and best use for 2 Canal Street, and will result in the greatest public benefit. Some of the benefits of the Four Seasons New Orleans project are detailed in the next few paragraphs.

Strength of Hotel Brand

Four Seasons are the worlds finest hotels, and it is only fitting that a City as dynamic, exciting and important as New Orleans be home to a hotel of the highest quality. The Four Seasons New Orleans will set a new benchmark for hospitality in the City, raising the Citys profile and stimulating additional tourist and convention activity. Simply put, Four Seasons will be a game-changer for New Orleans, drawing worldwide publicity for the City.

Hotel Occupancy Taxes

Because Four Seasons Hotels offer a higher quality product than their competitors, they typically command higher room rates. For example, our research shows that the Four Seasons Miami has an average room rate that is approximately $100 higher per night than the Conrad Hotel in that city. In Chicago, the Four Seasons had an average nightly room rate in 2014 that was about $155 higher than that citys Conrad Hotel. In New York, the nightly room rate at the Four Seasons is about $500 higher (or about double) the rate at the Conrad and Andaz. In Maui, the Four Seasons is about $375 per

Four Seasons George V, Paris, France Hotel Brand and Operator: Four Seasons Hotels and Resorts


Development Plan

night higher than the Andaz. The higher room rates at Four Seasons Hotels result in higher hotel occupancy tax revenue.

Real Estate Taxes

Because Four Seasons Hotels generate more revenue than other hotels, they also tend to be more highly valued, and thus pay more real estate tax. Like the hotel, the residences planned for the Four Seasons New Orleans will set a new standard of excellence in the City, resulting in higher assessments and higher real estate taxes.

Jobs

Four Seasons Hotels typically have more employees per guest room than standard three-star or four-star hotels. And, Four Seasons jobs tend to be higher quality than those at typical hotels, as reflected by Four Seasons regular appearance on Fortune magazines list of the 100 Best Companies to Work For. The Four Seasons New Orleans is expected to have approximately 450 employees, with more than $15 million to $20 million in aggregate annual salaries and wages for the jobs created by the hotel. In addition, it is estimated that the construction of the Four Seasons New Orleans project will support more than 1,600 jobs, including more than 1,100 direct construction jobs at the project site, more than 200 direct off-site construction jobs, and more than 200 indirect jobs, with more than $64 million in aggregate salaries and wages for the jobs supported by construction.

Strength of Team

Carpenter & Company and Woodward Interests have assembled a highly experienced team to develop the Four Seasons New Orleans. Carpenter has developed hotel and mixed-use projects across the country. In the last 15 years alone, Carpenter has successfully developed projects valued today at more than $1.5 billion, and currently has under development projects total-ing an additional $925 million. Carpenter has a well-established relationship with Four Seasons. Carpenter is presently developing a new 61-story Four Seasons Hotel and Residences in Boston, and Carpenters principal, Richard Friedman, sits on the Four Seasons Board of Directors. Woodward brings to the team local experience and knowledge, further ensuring the successful execution of the project.

Financial Capacity

The Four Seasons New Orleans team has considerable economic resources and interest from major financial sources more than sufficient to complete

Four Seasons Orlando, Orlando, FL Hotel Brand and Operator: Four Seasons Hotels and Resorts


Development Plan

the project. Among those interested in financing the Four Seasons New Orleans are the equity investor and lender that are providing more than $600 million in financing for Carpenters Four Seasons project in Boston, which is currently under construction.

The total cost of the Four Seasons New Orleans project is estimated at approximately $360 million. It is anticipated that 35% of this cost will be funded as equity and 65% as debt. Included among the equity investors in the project will be the principal of Carpenter & Company, Four Seasons Hotels and Resorts and/or one or more of its major share-holders, and a number of New Orleans-related investors, including Henry Coaxum, Paul Flower, Lee Jackson, Sherry Marcus Leventhal, Bob Merrick and Earl Robinson. Citi Private Bank, which recently organized approximately 180 of its high net-worth clients from around the world to provide almost $200 million in equity for Carpenters Four Seasons project in Boston, is interested in similarly raising $100 million in equity for the Four Seasons New Orleans. Affiliates of TCI Real Estate Partners Limited provided up to $450 million in debt financing for Carpenters Four Seasons project in Boston. TCI is also interested in providing a construction loan for the Four Seasons New Orleans. The Four Seasons New Orleans team is discussing with TCI a loan of approximately $200 million for the New Orleans project.

Attraction and Observation Deck

The cultural attraction and observation deck planned for the Four Seasons New Orleans will provide the City with a world-class facility projected to attract more than 700,000 visitors a year. The cultural attraction will be of the highest quality, with the cultural content procured, curated and narrated by Henry Louis Gates, the distin-guished professor of African and African American Research at Harvard University, who will work on the project with Tulanes Lawrence Powell.

Improvements to the Urban Environment

The Four Seasons New Orleans project will markedly improve the urban environment. The project will include three new landscaped open spaces, including a new urban park that the Four Seasons team will build at the corner of Canal Street and Convention Center Boulevard.

Strength of Operational Management Plan

The hotel and residences will be managed by Four Seasons, the indus-trys leading manager of luxury hotels. It is expected that the cultural attraction will be managed by Coaxum Enterprises, and that the garage

Four Seasons Florence, Florence, Italy Hotel Brand and Operator: Four Seasons Hotels and Resorts


Development Plan

facilities will be managed by Global Parking Systems, both New Orleans-based DBEs.

DBE

Building a project of the quality of the Four Seasons New Orleans will likely cost more than most other projects that might be proposed for 2 Canal Street, and will thus result in more and better opportunities for local businesses, including opportunities for DBEs. The creation of meaningful contract oppor-tunities for DBEs is a key priority of the Four Seasons New Orleans team. The Four Seasons team has a plan for identifying participation at all levels, including working with major subcontractors to adopt similar philosophies toward DBE participation. The Four Seasons team is committed to meeting or exceeding the NOBC specified 35 percent DBE participation goal through the early implementation of a strategic diversity and inclusion plan. That plan includes aggressive outreach to ensure access to firms interested in bidding, creative packaging to maximize meaningful opportunities designed to promote participation by firms of all sizes, well-defined procurement processes to ensure transparency and ease of response, and subcontractor education and assistance to mitigate barriers to entry faced by small and minority-owned firms.

Local Hiring

The Four Seasons New Orleans team recognizes the far-reaching benefit that the project can have for the community, and is committed to involving local participants. In addition to constructing a world-class facility, the Four Seasons team views the development of the Four Seasons New Orleans as a pathway to prosperity for the local community and an opportunity to generate quality participation, at unprecedented levels, by firms represent-ing broad diversity in ownership, scope, capability and size.

Quantifying the Benefits of the Four Seasons New Orleans

In order to quantify some of the public benefits of the Four Seasons New Orleans, the Four Seasons team asked New Orleans-based GCR to study the projects impacts. GCRs study also compared the direct benefits of the Four Seasons New Orl eans, with its five-star hotel and luxury condominium residences, to the direct benefits of a project featuring a standard three- or four-star hotel and apartments. Here are some of GCRs findings:

GCR projected the hotel occupancy tax payable by the Four Seasons New Orleans at approximately $6.5 million in the hotels fourth year of

Four Seasons New York, New York City, NY Hotel Brand and Operator: Four Seasons Hotels and Resorts


Development Plan

operation. GCR estimated that amount to be approximately $5.2 million more per year than the hotel tax payable by a typical three- or four-star hotel that cannot command the rate premiums typically attainable by Four Seasons Hotels.

GCR estimated real estate taxes from the Four Seasons Hotel to be approximately $1.99 million in the fourth year of operation, which GCR estimates to be $1.26 million more per year than a typical hotel. GCR estimated real estate taxes from the Four Seasons condominium residences at $1.57 million annually, which is $1.44 million more per year than the estimate for apartments associated with a three- or four-star hotel according to GCRs analysis.

In all, GCRs study found that the Four Seasons New Orleans project will provide more than $13.88 million in annual direct public tax benefits, which is approximately $7.90 million more per year than estimated for a project anchored by a three- or four-star hotel.

A report from GCR, summarizing their study, is included in this book at Tab 9.

v. Development Schedule

It is anticipated that construction of the Four Seasons New Orleans will begin approximately 8 months after the execution of a ground lease for the property, and that it will take approximately 23 months to complete the project after construction has begun. Assuming that the ground lease is executed with the Four Seasons New Orleans team by April 1, 2015, it is anticipated that the timetable for development would be as follows:

Lease Execution April 1, 2015Commence Construction November, 2015Complete Construction September, 2017

A more detailed schedule is included on the following pages.

Four Seasons Istanbul at the Bosphorus, Istanbul, Turkey Hotel Brand and Operator: Four Seasons Hotels and Resorts


Development Plan

ActID Description

OrigDur

EarlyStart

EarlyFinish

TotalFloat

ActivityID Predecessors Successors MAR

2015APR

2016MAY

2017JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC

Milestones

1140 Project Award 0 17 MAR 15 29d 1140 1130 PRE1140,1240 Design Complete for Core Construction 0 01 SEP 15 568d 1240 PRE11601250 Tower Exterior Repair Complete 0 08 NOV 16 268d 1250 PRE10201330 Permanent Power 0 18 APR 17 160d 1330 20260, 31210,1270 Residential Complete 0 28 JUL 17 89d 1270 211801260 Hotel Complete and Ready For FFE 0 15 AUG 17 77d 1260 6170, PRE1450,1290 Construction Completion 0 29 SEP 17 45d 1290 4170, 5170, 6170,1300 FFE Install Complete 0 17 OCT 17 33d 1300 1220, LB10201280 Additional Structures Complete 0 04 DEC 17 1d 1280 NS511701320 Contractor Demobilized 0 05 DEC 17 0 1320 20380, 4180,

Summary Durations

1150 Design Process 316 * 17 MAR 15 13 JUN 16 196d 1150 PRE1140 PRE13401230 New Structures / Hardscape 523 * 04 NOV 15 04 DEC 17 1d 1230 NS11010 NS51170,1160 Tower Core and Shell 425 * 18 NOV 15 28 JUL 17 89d 1160 PRE1002 21180, 41801170 Hotel 206 * 27 JUL 16 23 MAY 17 136d 1170 19000 41801180 Residential 179 * 09 NOV 16 28 JUL 17 89d 1180 33100 20380

Owner

1130 Project Award 1 16 MAR 15 16 MAR 15 0 1130 1140, 1190,1190 Project Financing in Place 162 17 MAR 15 30 OCT 15 0 1190 1130 1210,1310 Execute Lease with City 12 17 MAR 15 01 APR 15 152d 1310 1130 PRE10001210 Residential Pre Sales / Programming 350 05 AUG 15 22 DEC 16 145d 1210 1190, PRE1180 PRE13501200 Develop PIP for Hotel 80 02 SEP 15 28 DEC 15 488d 1200 PRE11601220 FFE Install 44 16 AUG 17 17 OCT 17 33d 1220 4090, LB1020, 1300

DesignGeneral Project

PRE1140 Core and Shell Permit Documents 66 17 MAR 15 16 JUN 15 29d PRE1140 1140 1150,PRE1160 Hotel Permit Documents 120 17 MAR 15 01 SEP 15 191d PRE1160 1140 1200, 1240,PRE1180 Residential Permit Documents 100 17 MAR 15 04 AUG 15 145d PRE1180 1140 1210,PRE1200 North and South Addition Permit Documents 90 17 MAR 15 21 JUL 15 43d PRE1200 1140 PRE1050,PRE1150 Core and Shell Permit Review AHJ 20 17 JUN 15 15 JUL 15 29d PRE1150 PRE1140 PRE1070,PRE1220 Glass and Glazing Shop Drawings 60 17 JUN 15 10 SEP 15 43d PRE1220 PRE1140 PRE1240,PRE1340 Finalize and Order Interior Finishes 250 17 JUN 15 13 JUN 16 196d PRE1340 1150, PRE1160 LB1020PRE1230 Obtain COE, Public Belt, and CIty of NO approv 22 22 JUL 15 20 AUG 15 43d PRE1230 1140, PRE1200 NS11010,PRE1210 North and South Permit Review AHJ 20 29 JUL 15 25 AUG 15 43d PRE1210 PRE1200, NS11010,PRE1190 Residential Permit Review AHJ 20 05 AUG 15 01 SEP 15 568d PRE1190 PRE1180PRE1170 Hotel Permit Review AHJ 20 02 SEP 15 30 SEP 15 548d PRE1170 PRE1160PRE1090 Mobilize on Site for construction 2 02 NOV 15 03 NOV 15 0 PRE1090 1190 31190,PRE1050 Soil Boring 15 04 NOV 15 24 NOV 15 484d PRE1050 PRE1090, PRE1060PRE1060 Test Pile Program 25 25 NOV 15 04 JAN 16 484d PRE1060 PRE1050PRE1390 Measure Glass & shop dwg for Flrs 1,2,3,4, 20 20 MAY 16 16 JUN 16 7d PRE1390 NS21040 PRE1400

ProcurementGeneral Project

PRE1290 Switchgear shop drawings 45 17 JUN 15 19 AUG 15 117d PRE1290 PRE1140 PRE1300PRE1310 Chiller loop, Central Plant shops, submittals 180 17 JUN 15 03 MAR 16 214d PRE1310 PRE1140 PRE1320PRE1250 Elevator Shop Drawings 50 16 JUL 15 24 SEP 15 29d PRE1250 PRE1150 PRE1260,PRE1270 Structural Steel Shop Drawings 40 26 AUG 15 21 OCT 15 43d PRE1270 PRE1210 PRE1280

Project AwardDesign Complete for Core Construction

Tower Exterior Repair CompletePermanent Power

Residential CompleteHotel Complete and R

Construction CFFE Install

AddCo

Design ProcessNew

Tower Core and ShellHotel

Residential

Project AwardProject Financing in Place

Execute Lease with CityResidential Pre Sales / Programming

Develop PIP for HotelFFE Install

Core and Shell Permit DocumentsHotel Permit Documents

Residential Permit DocumentsNorth and South Addition Permit Documents

Core and Shell Permit Review AHJGlass and Glazing Shop Drawings

Finalize and Order Interior FinishesObtain COE, Public Belt, and CIty of NO approvNorth and South Permit Review AHJResidential Permit Review AHJ

Hotel Permit Review AHJMobilize on Site for construction

Soil BoringTest Pile Program

Measure Glass & shop dwg for Flrs 1,2,3,4,

Switchgear shop drawingsChiller loop, Central Plant shops, submittals

Elevator Shop DrawingsStructural Steel Shop Drawings

Start date 15 MAR 15Finish date 05 DEC 17Data date 15 MAR 15Run date 11 FEB 15Page number 1A

Primavera Systems, Inc.

Woodward Design+BuildFour Seasons New Orleans

ActID Description

OrigDur

EarlyStart

EarlyFinish

TotalFloat


2015APR

2016MAY


PRE1370 Fabricate & Deliver Glass Flrs 5 to 29 50 11 SEP 15 19 NOV 15 58d PRE1370 PRE1220 PRE1010PRE1240 Glass and Glazing Material Delivery 65 04 NOV 15 08 FEB 16 5d PRE1240 PRE1000, PRE1010PRE1260 Elevator Material Delivery for modernization 80 04 NOV 15 01 MAR 16 1d PRE1260 PRE1000, PRE1080,PRE1280 Structural Steel Delivery 50 04 NOV 15 18 JAN 16 34d PRE1280 PRE1000, NS21010PRE1300 Fabricate and Deliver Swtichgear 132 04 NOV 15 16 MAY 16 64d PRE1300 PRE1000, 31200, 31210PRE1320 Fab & Deliver Chillers and loop piping 140 04 NOV 15 26 MAY 16 161d PRE1320 PRE1000, 31190PRE1330 Elevator Fab and Deliver - New Service 130 04 NOV 15 12 MAY 16 101d PRE1330 PRE1000, PRE1360PRE1350 Residential Finish & Design Selections 352 06 NOV 15 04 APR 17 145d PRE1350 1210, PRE1160 25130PRE1400 Fabricate & Deliver Glass for Flrs 1,2,3,4 40 17 JUN 16 12 AUG 16 7d PRE1400 PRE1390 PRE1380

Core & Shell Scope

PRE1000 Mobilize on Site for shell prep 10 04 NOV 15 17 NOV 15 0 PRE1000 1310, PRE1090 PRE1002,PRE1002 Clean Precast 80 18 NOV 15 15 MAR 16 0 PRE1002 PRE1000 1160,PRE1005 Repair Precast 80 11 DEC 15 06 APR 16 25d PRE1005 PRE1002 PRE1010,PRE1030 Abatement 150 11 DEC 15 15 JUL 16 106d PRE1030 PRE1000, PRE1040PRE1100 Demo Windows 60 18 DEC 15 15 MAR 16 0 PRE1100 PRE1002 PRE1003,PRE1040 Demolition of Interiors 150 12 JAN 16 12 AUG 16 106d PRE1040 PRE1030 31190, 33100,PRE1003 Remove Louvers 80 19 JAN 16 12 MAY 16 0 PRE1003 PRE1100 PRE1010PRE1070 Demolition of Elevator shaft and door Openings 70 26 JAN 16 05 MAY 16 106d PRE1070 1130, PRE1040, PRE1360PRE1010 Replace Vertical Windows flrs 5 to 29 132 17 FEB 16 23 AUG 16 0 PRE1010 PRE1003, 19000, 29000,PRE1020 Curtainwall Flrs 30,31,32,33 176 02 MAR 16 08 NOV 16 89d PRE1020 PRE1010 1250, 33100

PRE1080 Modernize 2 Car High Rise 150 02 MAR 16 03 OCT 16 118d PRE1080 PRE1260 PRE1110PRE1120 Modernize 2 Car Low Rise 150 02 MAR 16 03 OCT 16 1d PRE1120 PRE1260 PRE1360,PRE1380 Curtainwall Flrs 1,2,3,4 176 24 AUG 16 09 MAY 17 0 PRE1380 PRE1010, NS11140PRE1110 Modernize 3 Car High Rise 176 04 OCT 16 16 JUN 17 118d PRE1110 PRE1080 33280PRE1360 Install Large Service Elevator 150 04 OCT 16 11 MAY 17 1d PRE1360 PRE1070, 31680,PRE1410 Remove Low Rise Hoist & Reinstall Panels 15 16 MAR 17 06 APR 17 64d PRE1410 5120, PRE1120 PRE1420PRE1420 Install Glass at Low Rise Matl Hoist Opngs 20 07 APR 17 05 MAY 17 64d PRE1420 PRE1410 PRE1450PRE1450 Finish Rooms on Low Rise Hoist Side 40 08 MAY 17 30 JUN 17 64d PRE1450 PRE1420 1220, 1260PRE1130 Modernize 3 Car Low Rise 143 12 MAY 17 04 DEC 17 1d PRE1130 PRE1360 NS51170PRE1430 Remove Hi Rise Material Hoist 7 12 MAY 17 22 MAY 17 33d PRE1430 19130, PRE1360 PRE1440PRE1440 Install Glass at Hi Rise Matl Hoist Openings 20 23 MAY 17 19 JUN 17 33d PRE1440 PRE1430 PRE1460PRE1460 Finish Rooms on Hi Rise Hoist Side 40 20 JUN 17 15 AUG 17 33d PRE1460 PRE1440 1220, 1260

Community SpacesLOBBY

FLOOR 1LB1020 Install Finishes on ground floor lobby & Bar 132 02 NOV 16 16 MAY 17 97d LB1020 4150, PRE1340 1220, 1300,

OBSERVATION AND EXHIBIT SPACEFLOOR 3333100 METAL STUD OVERHEAD TRACK 5 09 NOV 16 15 NOV 16 89d 33100 31190, 31200, 1180, 32100,33120 CORE DRILLING PLUMBING 5 16 NOV 16 22 NOV 16 185d 33120 33100 3329033290 VERTICAL SOIL STACKS & CONDUIT 10 23 NOV 16 08 DEC 16 185d 33290 33120 3311033110 MECHANICAL OVERHEAD -DUCT 10 01 DEC 16 14 DEC 16 185d 33110 33290 3313033130 SPRINKLER PIPING 5 13 DEC 16 19 DEC 16 185d 33130 33110 3314033140 METAL FRAMING 5 26 DEC 16 03 JAN 17 185d 33140 33130 33150, 33160,33150 INSTALL METAL DOOR FRAMES 5 29 DEC 16 06 JAN 17 225d 33150 33140 3316033170 PLUMBING WALL ROUGH IN 10 29 DEC 16 13 JAN 17 185d 33170 33140 3318033160 ELECTRICAL WALL ROUGH IN 5 09 JAN 17 13 JAN 17 225d 33160 33140, 3315033190 GYPSUM BOARD 10 12 JAN 17 25 JAN 17 185d 33190 33180 3320033180 INSPECTION 1 16 JAN 17 16 JAN 17 185d 33180 33170 3319033200 TAPE AND FLOAT 7 20 JAN 17 30 JAN 17 185d 33200 33190 3321033210 PRIME AND PAINT 5 27 JAN 17 02 FEB 17 185d 33210 33200 3322033220 MILLWORK 10 01 FEB 17 15 FEB 17 185d 33220 33210 3323033230 FLOORING 10 07 FEB 17 21 FEB 17 185d 33230 33220 33240

Fabricate & Deliver Glass Flrs 5 to 2Glass and Glazing Material Delivery

Elevator Material Delivery for modernizationStructural Steel Delivery

Fabricate and Deliver SwtichgearFab & Deliver Chillers and loop piping

Elevator Fab and Deliver - New Service ElevatorResidential Finish & Design Selections

Fabricate & Deliver Glass for Flrs 1,2,3,4

Mobilize on Site for shell prepClean Precast

Repair PrecastAbatement

Demo WindowsDemolition of Interiors

Remove LouversDemolition of Elevator shaft and door Openings

Replace Vertical Windows flrs 5 to 29Curtainwall Flrs 30,31,32,33

Modernize 2 Car High RiseModernize 2 Car Low Rise

Curtainwall Flrs 1,2,3,4Modernize 3 Car High Rise

Install Large Service ElevatorRemove Low Rise Hoist & Reinstall Panels

Install Glass at Low Rise Matl Hoist OpFinish Rooms on Low Rise Ho

ModRemove Hi Rise Material Hoist

Install Glass at Hi Rise Matl HoFinish Rooms on Hi R

Install Finishes on ground floor lobby

METAL STUD OVERHEAD TRACKCORE DRILLING PLUMBING

VERTICAL SOIL STACKS & CONDUITMECHANICAL OVERHEAD -DUCTSPRINKLER PIPING

METAL FRAMINGINSTALL METAL DOOR FRAMESPLUMBING WALL ROUGH INELECTRICAL WALL ROUGH IN

GYPSUM BOARDINSPECTION

TAPE AND FLOATPRIME AND PAINT

MILLWORKFLOORING





Development PlanActID Description

OrigDur

EarlyStart

EarlyFinish

TotalFloat


2015APR

2016MAY


33240 FINAL PAINT 5 21 FEB 17 27 FEB 17 185d 33240 33230 33250, 33260,33250 TOILET ACCESSORIES 5 28 FEB 17 06 MAR 17 190d 33250 3324033260 ELECTRICAL TRIMOUT 5 28 FEB 17 06 MAR 17 190d 33260 3324033270 PLUMBING TRIMOUT 5 28 FEB 17 06 MAR 17 185d 33270 33240 3328033280 PUNCHLIST 5 12 JUN 17 16 JUN 17 118d 33280 33270, PRE1110

Hotel, Residences, AmenitiesRESIDENTIAL UNITS

FLOOR 3232100 METAL STUD OVERHEAD TRACK 5 16 NOV 16 22 NOV 16 89d 32100 33100 31500, 3211032110 MECHANICAL OVERHEAD -DUCT 10 23 NOV 16 08 DEC 16 167d 32110 32100 3212032120 CORE DRILLING PLUMBING 5 09 DEC 16 15 DEC 16 167d 32120 32110 3213032130 SPRINKLER PIPING 5 16 DEC 16 22 DEC 16 167d 32130 32120 3214032140 METAL FRAMING 5 26 DEC 16 03 JAN 17 167d 32140 32130 32150, 3216032150 INSTALL METAL DOOR FRAMES 5 26 DEC 16 03 JAN 17 167d 32150 32140 3216032160 ELECTRICAL WALL ROUGH IN 5 04 JAN 17 10 JAN 17 167d 32160 32140, 32150 3217032170 PLUMBING WALL ROUGH IN 10 11 JAN 17 24 JAN 17 167d 32170 32160 3218032180 INSPECTION 1 25 JAN 17 25 JAN 17 167d 32180 32170 3219032190 GYPSUM BOARD 5 26 JAN 17 01 FEB 17 167d 32190 32180 3220032200 TAPE AND FLOAT 5 02 FEB 17 08 FEB 17 167d 32200 32190 3221032210 PRIME AND PAINT 5 10 FEB 17 16 FEB 17 167d 32210 32200 3222032220 MILLWORK 5 17 FEB 17 23 FEB 17 167d 32220 32210 3223032230 FLOORING 10 24 FEB 17 09 MAR 17 167d 32230 32220 3224032240 FINAL PAINT 10 10 MAR 17 23 MAR 17 167d 32240 32230 32250, 32260,32250 TOILET ACCESSORIES 5 27 MAR 17 31 MAR 17 167d 32250 32240 3228032260 ELECTRICAL TRIMOUT 5 27 MAR 17 31 MAR 17 167d 32260 32240 3228032270 PLUMBING TRIMOUT 5 27 MAR 17 31 MAR 17 167d 32270 32240 3228032280 PUNCHLIST 5 03 APR 17 07 APR 17 167d 32280 32250, 32260,

+FLOOR 31119 23 NOV 16 18 MAY 17 139d

+FLOOR 30115 02 DEC 16 19 MAY 17 138d

+FLOOR 29109 09 DEC 16 18 MAY 17 139d

+FLOOR 28109 16 DEC 16 25 MAY 17 134d

+FLOOR 27109 26 DEC 16 01 JUN 17 129d

+FLOOR 26109 04 JAN 17 08 JUN 17 124d

+FLOOR 25109 11 JAN 17 15 JUN 17 119d

+FLOOR 24109 18 JAN 17 22 JUN 17 114d

+FLOOR 23109 25 JAN 17 29 JUN 17 109d

+FLOOR 22109 01 FEB 17 07 JUL 17 104d

+FLOOR 21119 08 FEB 17 28 JUL 17 89d

+FLOOR 20114 16 FEB 17 28 JUL 17 89d

GUEST ROOMSFLOOR 1919000 METAL STUD OVERHEAD TRACK 5 27 JUL 16 02 AUG 16 64d 19000 31190, 31200, 1170, 18000,19020 CORE DRILLING PLUMBING 5 01 AUG 16 05 AUG 16 64d 19020 19000 18020, 19025,

FINAL PAINTTOILET ACCESSORIESELECTRICAL TRIMOUTPLUMBING TRIMOUT

PUNCHLIST

METAL STUD OVERHEAD TRACKMECHANICAL OVERHEAD -DUCTCORE DRILLING PLUMBINGSPRINKLER PIPING

METAL FRAMINGINSTALL METAL DOOR FRAMESELECTRICAL WALL ROUGH IN

PLUMBING WALL ROUGH ININSPECTIONGYPSUM BOARDTAPE AND FLOAT

PRIME AND PAINTMILLWORK

FLOORINGFINAL PAINTTOILET ACCESSORIESELECTRICAL TRIMOUTPLUMBING TRIMOUTPUNCHLIST

METAL STUD OVERHEAD TRACKCORE DRILLING PLUMBING




ActID Description

OrigDur

EarlyStart

EarlyFinish

TotalFloat


2015APR

2016MAY


19035 CHILLED WATER LOOP 15 05 AUG 16 25 AUG 16 64d 19035 19020 17190, 18190,19025 SOIL STACKS, VERTICAL PIPE, CONDUIT 10 26 AUG 16 09 SEP 16 68d 19025 19020, 19035 1901019010 MECHANICAL OVERHEAD -DUCT 10 01 SEP 16 15 SEP 16 68d 19010 19025 19030, 1904019030 SPRINKLER PIPING 5 16 SEP 16 22 SEP 16 68d 19030 19010 1904019040 METAL FRAMING 10 23 SEP 16 06 OCT 16 68d 19040 19010, 19030 17040, 19050,19050 INSTALL METAL DOOR FRAMES 10 28 SEP 16 11 OCT 16 149d 19050 19040 1909019060 ELECTRICAL WALL ROUGH IN 10 28 SEP 16 11 OCT 16 153d 19060 19040 1908019070 PLUMBING WALL ROUGH IN 15 30 SEP 16 20 OCT 16 146d 19070 19040 19080, 1909019090 GYPSUM BOARD WALLS AND CEILINGS 8 14 OCT 16 25 OCT 16 147d 19090 19050, 19070 1910019080 INSPECTION 1 21 OCT 16 21 OCT 16 146d 19080 19060, 19070 1910019100 TAPE AND FLOAT 7 24 OCT 16 01 NOV 16 146d 19100 19080, 19090 1911019110 PRIME AND PAINT 5 31 OCT 16 04 NOV 16 146d 19110 19100 1912019120 MILLWORK 10 03 NOV 16 16 NOV 16 146d 19120 19110 1913019130 FLOORING 10 10 NOV 16 23 NOV 16 146d 19130 19120 19140,19140 FINAL PAINT 5 23 NOV 16 01 DEC 16 243d 19140 19130 19150, 19160,19150 TOILET ACCESSORIES 5 01 DEC 16 07 DEC 16 244d 19150 19140 1918019160 ELECTRICAL TRIMOUT 5 02 DEC 16 08 DEC 16 243d 19160 19140 1918019170 PLUMBING TRIMOUT 5 02 DEC 16 08 DEC 16 243d 19170 19140 1918019180 PUNCHLIST 5 09 DEC 16 15 DEC 16 243d 19180 19150, 19160,

+FLOOR 18107 03 AUG 16 06 JAN 17 230d

+FLOOR 1799 10 AUG 16 03 JAN 17 233d

+FLOOR 16106 17 AUG 16 19 JAN 17 221d

+FLOOR 15104 17 AUG 16 17 JAN 17 223d

+FLOOR 14111 24 AUG 16 02 FEB 17 211d

+FLOOR 13104 31 AUG 16 31 JAN 17 213d

+FLOOR 12111 08 SEP 16 17 FEB 17 201d

+FLOOR 11104 15 SEP 16 15 FEB 17 203d

+FLOOR 10111 22 SEP 16 03 MAR 17 191d

+FLOOR 9104 29 SEP 16 01 MAR 17 193d

+FLOOR 8111 06 OCT 16 17 MAR 17 181d

+FLOOR 7104 13 OCT 16 15 MAR 17 183d

+FLOOR 6116 13 OCT 16 03 APR 17 171d

SPA+FLOOR 5

125 20 OCT 16 21 APR 17 157d+BOH

146 20 OCT 16 23 MAY 17 136dNorth Structure Addition

+FLOOR 1511 04 NOV 15 14 NOV 17 13d

+FLOOR 2

CHILLED WATER LOOPSOIL STACKS, VERTICAL PIPE, CONDUITMECHANICAL OVERHEAD -DUCTSPRINKLER PIPING

METAL FRAMINGINSTALL METAL DOOR FRAMESELECTRICAL WALL ROUGH IN

PLUMBING WALL ROUGH INGYPSUM BOARD WALLS AND CEILINGS

INSPECTIONTAPE AND FLOATPRIME AND PAINT

MILLWORKFLOORING

FINAL PAINTTOILET ACCESSORIESELECTRICAL TRIMOUTPLUMBING TRIMOUTPUNCHLIST





Development Plan

ActID Description

OrigDur

EarlyStart

EarlyFinish

TotalFloat


2015APR

2016MAY


226 26 FEB 16 19 JAN 17 221dFLOOR 3NS31005 Erect Steel 25 18 MAR 16 25 APR 16 175d NS31005 NS21010 NS51010NS31010 Form Slab 15 20 MAY 16 09 JUN 16 130d NS31010 NS21040 NS31020NS31020 MEP Rough In at Slab 15 10 JUN 16 30 JUN 16 130d NS31020 NS31010 NS31030NS31030 Pour Slab 3 01 JUL 16 06 JUL 16 130d NS31030 NS31020 NS11130,NS31040 Metal Framing 15 25 AUG 16 15 SEP 16 130d NS31040 NS21050, 1220,NS31050 MEP Rough In 15 16 SEP 16 06 OCT 16 160d NS31050 NS31040 NS31060,NS31060 Install Scaffolding System 5 07 OCT 16 13 OCT 16 160d NS31060 NS31050 NS31070NS31070 Drywall 20 07 JUN 17 05 JUL 17 0 NS31070 NS11150, NS31080,NS31080 Tape Float Finish and Prime 15 06 JUL 17 26 JUL 17 0 NS31080 NS31070 NS31090NS31090 Millwork 20 27 JUL 17 23 AUG 17 0 NS31090 NS31080 NS31100NS31100 Flooring 15 24 AUG 17 14 SEP 17 0 NS31100 NS31090 NS31120NS31120 Final Paint 15 15 SEP 17 05 OCT 17 0 NS31120 NS31100 NS31130NS31130 Electrical and Mechanical Trim Out 15 06 OCT 17 26 OCT 17 0 NS31130 NS31120 NS31140NS31140 Dividers 6 27 OCT 17 03 NOV 17 0 NS31140 NS31130 NS31150NS31150 Punch List 20 06 NOV 17 05 DEC 17 0 NS31150 NS31140 1320

+FLOOR 5416 12 APR 16 04 DEC 17 1d

South Structure Addition

+FLOOR 186 18 DEC 15 22 APR 16 191d

+FLOOR 251 17 MAY 16 27 JUL 16 341d

+FLOOR 351 07 JUN 16 17 AUG 16 326d

+FLOOR 451 28 JUN 16 08 SEP 16 175d

+POOL DECK136 09 SEP 16 28 MAR 17 175d

+MEP Systems392 16 MAR 15 28 SEP 16 297d

Erect SteelForm Slab

MEP Rough In at SlabPour Slab

Metal FramingMEP Rough InInstall Scaffolding System

DrywallTape Float Finish and Pri

MillworkFlooring

Final PaintElectrical aDividers

Pun





Development Plan

b. Detailed Plans for the Project

i. Building Organization

Although the architectural planning for the Four Seasons New Orleans is still in its earliest stages and will evolve and change with time, the Four Seasons team has developed an initial vision for the project that is reflected in the drawings included in this book. The project envisioned by the Four Seasons team has been designed to take full advantage of the 2 Canal Street tower and invigorate the ground plane with public uses. The hotel will contain 350 guest rooms, two signature restaurants, more than 20,000 square feet of meeting space, a hotel spa and fitness center, a roof-top pool and deck area, and a separate roof-top bar. It is expected that one of the restaurants will be operated independent of the hotel. The project will also include a public cultural attraction and observation deck and approximately 76 hotel-serviced residences.

In order to accommodate the program for the project, two new low-rise structures will be added to the existing building, one to the northeast and one to the southeast. The two additions, which will be similar in size, will preserve the symmetrical massing of the building, while substantially increasing its functionality on the lower floors. The facades of the additions will be minimal, so as not to detract from the historic faade of the existing building. The northeast addition will house a restaurant on its lower floor, with the hotel ballroom and meeting rooms above. The southeast addition will be devoted to parking.

The Four Seasons New Orleans project will markedly improve the urban environment. The project includes a dynamic new urban park that the Four Seasons team will build at the corner of Canal Street and Convention Center Boulevard. The new park will be one of three new landscaped open spaces included on the ground plane of the Four Seasons project. In addition to the new park, there will be two publicly-accessible courtyards built as part of the project, the first at the entrance to the hotel, and the second between the west wing of the existing building and the planned northeast addition. The second courtyard will be accessed from the projects two restaurants. Each

BALLROOM

HOTEL DININGTHIRD-PARTY RESTAURANT

ATTRACTION

ROOF DECK BAR

LOADING DOCK

BAR / SPA / POOL

BOH

HOTEL350 KEY

AMENITY / MECH.

RESIDENTIAL76 UNIT

OBSERVATION

OBSERVATION

MECH.

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

20

21

22

23

24

25

26

27

28

29

30

31

32

33

3

2

1

GARAGE

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

Building Section - Stacking Diagram


Development Plan

of these open spaces will be lushly landscaped and include a water feature. The projects many public uses (including the park, the cultural attraction and observation deck, the restaurants and the courtyards) are intended to welcome the public. In fact, the very geometry of the project is intended to be welcoming, with the two additions to the building appearing in plan like a pair of open arms.

The components of the project will be arranged as follows:

Level one will be devoted to the hotel lobby, two restaurants, and a lobby for the hotel-serviced residences. A new arrivals court, with lush landscaping and a glass canopy marking the hotel and residential entries, will be located on the south lawn of the building. The buildings original two-story lobby will serve as the lobby for the hotel, with the historic escalators preserved and incorporated into the design. The hotels restaurant and bar will occupy the north wing of the tower, with a second restaurant located in a northeast addition. A new courtyard, which will provide outdoor dining for the two restaurants, will be located on the towers north lawn, between the northeast addition and the west wing of the tower. A new park will be constructed to the north of the northeast addition, which will provide a landing point for the escalators that will provide public access to the second level cultural attraction.

Level two will be the arrivals floor for the cultural attraction and observation deck. Ticketing for the attraction will occur on the plaza at the base of the escalators. The cultural attraction will be arranged as a one-way flow-thru museum on the second floor, which will culminate in a video presentation. Following the video, express elevators will provide direct access from the second floor to the observation deck on the 31st and 33rd floors.

Level three will contain the hotels ballroom and meeting rooms, as well as a kitchen servicing those facilities. Over 20,000 square feet of meeting space is located on this floor, all within walking distance of both the Ernest N. Morial Convention Center and the French Quarter. The ballroom and meeting rooms will be located in the northeast addition, which on its second floor will extend over the railroad tracks. Glass walls with sweeping views of the Mississippi River will make this the premier location in the City for business and social functions.

Levels four and six will be devoted to the hotels administration, back-of-house functions and employee facilities.

Level 5 will house the hotel spa and fitness center, as well as the hotels pool, which will be located on a green roof above the


Development Plan

southeast addition. Level 5 will also house a separate roof-top bar, which will spill out onto another green roof-top terrace on the roof of the northeast addition. The pool and roof-top bar will have stunning views across the Spanish Plaza to the River.

Levels 7 through 19 are the hotel guest room floors. A total of 350 guest rooms, including a variety of suites, will be located on these floors.

Level 20 will contain amenity space and storage units for the residences, as well as mechanical space.

Levels 21 through 30 will be devoted to hotel-serviced residences. A separate lobby will be provided for the residences, with vertical access to the residences afforded via dedicated elevators. Current plans provide for approximately 76 hotel-serviced residences ranging in size from 1,400 square feet to 4,000 square feet.

The observation deck and related facilities will be located on levels 31 and 33.

Level 32 will be retained as a mechanical floor.

ii. Parking and Loading

The southeast addition will house a garage, providing approximately 150 spaces. It is anticipated that most or all of these spaces would be made available to residents of the project. Parking for the hotel and cultural attraction would be provided principally in the City-owned garage on Poydras Street, which the Four Seasons team is interested in leasing in its entirety. Parking for the project could be accessed on a self-parking basis or, if desired for guest convenience, through valet service provided by the hotel.

Service vehicles will continue to use the south service entry to the existing loading docks. It is anticipated that two docks and one trash compactor will adequately service the project. Service would also be provided to the north of the building, providing access to the restaurant in the northeast addition.

iii. Sustainability

The Four Seasons New Orleans team members are committed to sustainable goals for all of their development projects. It is anticipated that at a minimum the team would seek LEED Silver certification for the Four Seasons New Orleans.


c. Operational and Management Plan

The planned hotel and hotel-serviced residences would be branded and managed by Four Seasons Hotels and Resorts. Four Seasons is the worlds best luxury hotel brand and its finest manager. Included at Tab 7 of this book is a letter from Allen Smith, the President and Chief Executive Officer of Four Seasons, attesting to Four Seasons interest in partnering with Carpenter & Company and Woodward Interests in the redevelopment and operation of the Four Seasons New Orleans.

It is expected that the cultural attraction and observation deck will be managed by Coaxum Enterprises, a New Orleans-based DBE. Coaxum Enterprises owns and runs a large number of franchised restaurants, and is highly experience in the management business, with a proven ability to manage high-traffic facilities while adhering to the exacting standards imposed by franchisors. Using its existing training facilities, Coaxum will train a new class of employees to offer New Orleans visitors and locals an incredible experience in the cultural attraction and observation deck. Coaxums expertise managing numerous restaurant locations with countless customers each day will ensure that the cultural attraction and observation deck are effectively managed in a way that is efficient, professional, and enjoyable for its guests.

Parking for the Four Seasons New Orleans is expected to be managed by Global Parking Systems, which is also a New Orleans-based DBE. Global Parking manages parking facilities throughout New Orleans and, through a partnership with Central Parking Systems, parking at Louis Armstrong International Airport in New Orleans, William Hobby Airport and George W. Bush International Airport in Houston, Los Angeles International Airport and San Francisco International Airport. Global Parkings expertise in operating successful, efficient parking systems on a massive scale at our nations major airports will ensure that Four Seasons New Orleans hotel guests, residents, meeting attendees and attraction visitors have their parking needs met with the highest level of service and value.

Development Plan


Included on the following pages are plans, elevations and renderings of the Four Seasons New Orleans.

As noted previously, the Four Seasons team plans to add two new low-rise structures to the existing building, one to the northeast and one to the southeast. These additions will contain approximately 125,000 gross square feet of floor space, and will span over the Riverfront Streetcar and Public Belt Railroad tracks. A robust and carefully planned system of structural steel on pile-supported foundations would be used to facilitate these spans and those of the expansive new ballroom and meeting areas.

Analysis of current zoning indicates nothing that would impact this proposed design and intended use. Hotels, multi-family dwellings, and restaurants are all permitted in the zoning district in which the building is located. There are no setback requirements or maximum height restrictions. In terms of bulk, zoning limits the Floor Area Ratio (a ratio total building area to total site area) to 12, while this design has an approximate FAR of 7.75, well within the allowable. Current parking requirements would be met through a com-bination of a new, on-site garage and use of the adjacent City-owned garage on Poydras Street. We note that under the current version of the proposed zoning ordinance, no parking is required.

The Four Seasons team notes that portions of the two proposed additions to the existing building extend beyond the land currently subject to the lease from the City to NOBC. The Four Seasons team has assumed for purposes of this submission that all of the land below the proposed additions, which we understand is owned by the City of New Orleans, will be included in the ground lease that would be entered into with the Four Seasons team. The team has identified certain easements, servitudes, and restrictions that exist with respect to this additional land, which are with the New Orleans Public Belt Railroad, the Regional Transit Authority, and various other governmen-tal agencies, as well as the Howard Hughes Corporation. While the specific impact and resolution of these instruments is not yet determined, we remain confident through prior precedent and the enormous potential benefit to stakeholders and the public that they can be successfully addressed and re-solved within the context of this proposal.

Finally, in designing the project, we have looked at two alternative treat-ments for the top of the building. Most of the following drawings show a relatively conventional treatment of the building top that hews closely to the existing design. An alternative shown on the last rendering makes greater changes to the top, including a new structurally-glazed curtain wall on level 33, lighting enhancements to the rooftop and spire, and the removal of the central precast element on levels 21 through 29 to provide expanded vision glass in the residential living rooms.

Project Design

2. Project Design

Project Design


POYD

RAS

ST

CONVENTION CENTER BLVD

CANA

L ST

BADINE ST E

SPANISH PLAZA

0 25 50 100 200N

Site Plan

Level 1 Plan - Ground Floor

HOTEL LOBBY

S

SA A

A A

H H

H

R

R

UP

DOWN

LOADING DOCK

LOADING DOCK

CONVENTION CENTER BOULEVARD

TRACK

TRACK

TRACK

BUILDING SERVICES

KITCHEN BUILDING SERVICES

HOTEL BACK OF HOUSE

HOTEL RESTAURANT

SPECIALTY RESTAURANT

OUTDOOR DINING MAILOFFICE

DISPLAY KITCHEN

RESIDENTIAL LOBBY

PARKING

P

P

HOTEL DINING

DROP OFF

HOTEL BAR

A

Project Design


Level 2 Plan - Attraction

P

P

HH

OPEN TO BELOW

S

SA A

A A

H H

H

R

R

UP

DOWN

TRACK

TRACK

TRACK

BUILDING SERVICES

GIFT SHOP

BUILDING SERVICES

OPEN TO BELOW

EXHIBITS

PARKING

P

PEXHIBITENTRY

EXHIBITS

EXHIBITS

THEATER

SPANISH PLAZA

EXHIBITTERRACE

A

Level 3 Plan - Ballroom

P

P

HH

BANQUET ROOM

S

SA A

A A

H H

H

R

R

UP

DOWN

W

PRE-FUNCTION LOBBY

M

BUILDING SERVICES

BALLROOM

BUILDING SERVICES

KITCHEN

PARKING

P

P

JUNIOR BALLROOM

MR

SPANISH PLAZA

PRE-FUNCTION

TERRACE

RIVER TERRACE

MRMR

MRMRMR

MRBUS. CTR.PRE-

FUNCTION

Project Design


Level 4 Plan - Building Services

P

P

S

SA A

A A

H H

H

R

R

UP

DOWN

BUILDING SERVICES

OPEN TO BELOW

BUILDING SERVICES

PARKING

P

P

HOTEL BACK OF HOUSE

Level 5 Plan - Hotel and Residential Amenities

S

SA A

A A

H H

H

R

R

MECHANICAL

YOGA

FITNESS

KITCHEN

SPA RETAIL

SPA ADMIN.

MRELAX

WRELAX

BOHTR

TR

TR

TR

TR

TR

BOH

BOH

H

CS

W CHANGING

H

CS

ROOF BAR

ROOF BAR TERRACE

POOL

GREEN ROOF

GREEN ROOF

M CHANGING

TR TR


Project Design

Level 6-18 Typical Guest Room Plan

S

SA A

A A

H H

H

R

R

HSKPG

E TEL

1 2 3

6 5 47

19 20 21 22

17 1618

15

14

13 10

9

12 11

8

26

25

24 29

28

23 30

27

540 SF 580 SF

425 SF

Levels 20-30 Typical Residential Unit Plan

S

SA A

A A

H H

H

R

RE TEL

LR/DR

K

OMBR

BR

LR/DR

K

O

BR


Project Design

Level 31 Cultural Attraction Plan

S

A A

A A

EXHIBITS

KITCHEN W M

EXHIBITS

EXHIBITS

EXHIBITS

Level 33 Plan - Observatory

A

A

W

M

CANAL STREET

POYDRAS STREET

FRENCH QUARTER

MISSISSIPPI RIVER

MISSISSIPPI RIVER

MISSISSIPPI RIVER

TREME-LAFITTE

LOWER GARDEN DISTRICT

CENTRAL BUSINESS DISTRICT

JACKSON SQUARE

WAREHOUSE ARTS

DISTRICT

Project Design


Building Section - Cross Section

BAR / SPA / POOL

BOH

HOTEL350 KEY

AMENITY / MECH.

RESIDENTIAL76 UNIT

BALLROOM

ATTRACTION

BOH

HOTELLOBBY

CONVENTION CENTER BLVDSPANISH PLAZA RAILWAY

BOH

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

Building Section - Longitudinal Section

BAR / SPA / POOL

BOH

HOTEL350 KEY

AMENITY / MECH.

RESIDENTIAL76 UNIT

RESTAURANT COURTYARD

BALLROOM

RESIDENTIALLOBBY

RESTAURANT

ATTRACTION

HOTELLOBBY

HOTEL RESTAURANTBOH

GARAGE

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

Project Design


Building Section - Section through Courtyards

BOH

HOTEL350 KEY

AMENITY / MECH.

RESIDENTIAL76 UNIT

HOTEL DINING COURTYARD HOTEL / RESIDENTIAL DROP-OFFTO SPANISH PLAZA

GARAGE

HOTELLOBBY

BALLROOM

RESTAURANT

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

North Elevation

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

Project Design


East Elevation

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

South Elevation

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

Project Design


West Elevation

HOTEL

RESIDENTIAL

ATTRACTION

SERVICE

0 25 50 10010

Aerial view looking East

Project Design


Aerial view looking West

View of Courtyard from Canal Street

Project Design


View from Poydras Street

Arrival Experience

Project Design


View of Spanish Plaza

Alternative Building Top


a. Contact Person

Richard L. FriedmanPresidentCarpenter & Company, Inc.Charles Square20 University RoadCambridge, MA [email protected]

Development Team

3. Development Team

Four Seasons Hotel and Residences at One Dalton, Boston, MAHotel Brand and Operator: Four Seasons Hotels and Resorts

Collaborating Architect: Cambridge Seven Associates

Developer: Carpenter & Company


b. Team Members

The Four Seasons New Orleans team includes team members highly experi-enced in all of the major disciplines required to complete the project, from design and development to construction and hotel operation. Included on the following pages is a description of each team member, a summary of selected projects on which team members have worked, and biographies on some of the key individuals participating in the team.

The members of the Four Seasons New Orleans team were selected based primarily on their professional experience and skill. Many of the team members have worked together extensively in the past. As noted above, Carpenter has a well-established relationship with Four Seasons, and is presently developing a new Four Seasons Hotel in Boston. Carpenters principal, Richard Friedman, sits on the Four Seasons Board of Directors. Similarly, Cambridge Seven Associates, the teams lead architect, has worked with Carpenter & Company for more than 30 years, designing a number of its projects including the Four Seasons Hotel and Residences at One Dalton, the Liberty Hotel, Charles Square and the Charles Hotel, the Logan Airport Hilton, and the Brookline Courtyard Marriott.

Among those added to the Four Seasons team since the submission of our RFQ response are Henry Coaxum as an equity investor, his firm, Coaxum Enterprises, as the expected operator of the cultural attraction and observa-tion deck, Global Parking Systems as the expected parking operator, and Jade Russell and her firm Transcendent Legal as legal counsel for the ground lease. Cambridge Seven Associates has replaced PGAV Destinations as the designer of the cultural attraction and observation deck. Cambridge Seven has exten-sive experience designing attractions, including the National Aquarium in Baltimore, the New England Aquarium in Boston, and aquariums in Lisbon, Portugal and Osaka, Japan.

i. Carpenter & Company: Master Developer

Carpenter & Company is a highly-respected and experienced firm involved in real estate development, ownership and management. Carpenter was incorporated in 1973 by its owner, Richard L. Friedman, and since that time has devoted most of its resources to the development of hotels, mixed-use projects and retail properties. Carpenter has a long and successful history as a developer of hotels and complicated, large-scale urban projects, many of which are located on ground-leased parcels. Carpenter is particularly adept at working closely with governmental, community, neighborhood and politi-cal groups to create an inclusive development process that helps to ensure the successful completion of a project.

Development Team

Liberty Hotel, Boston, MA Historic Tax Credit Consultant: MacRostie Historic AdvisorsArchitect: Cambridge Seven Associates

Developer: Carpenter & Company


Boston-based Carpenter has developed projects across the country. In the last 15 years alone, Carpenter has successfully developed hotel and mixed-use projects valued today at more than $1.5 billion, and currently has under development projects totaling an additional $875 million.

Carpenter recently broke ground on the Four Seasons Hotel and Residences at One Dalton in Boston. The Four Seasons at One Dalton is a 61-story mixed-use tower that will include a 215-key Four Seasons Hotel on its lower floors, and approximately 185 luxury residential condominium units on its upper floors. At more than 700-feet in height, the Four Seasons at One Dalton will be the third tallest building in Boston, and the Citys tallest residential build-ing. Carpenter is working closely with Four Seasons Hotels and Resorts on its One Dalton Project. Four Seasons will manage the hotel and residences at One Dalton, both of which will bear the Four Seasons name. Carpenter plans a similar management and branding arrangement with Four Seasons for the hotel and residences at the Four Seasons New Orleans.

Like the planned Four Seasons New Orleans, Carpenters Liberty Hotel project involved the conversion of a vacant National Register building into a luxury hotel. The Liberty, which includes 298 guest rooms, extensive meeting space, two restaurants and two bars, is located on land owned by Massachusetts General Hospital and ground leased to an affiliate of Carpenter. Mass General selected Carpenter to develop the Liberty following a competition that attracted a large number of respondents. The Liberty project required careful coordination with the Federal, State and local historical regulators, who were consulted regularly during the development of the project, and approved the projects plans. The Liberty was awarded more than $19 million in Federal and State historic tax credits, which were instrumental in its financing. Included at Tab 7 of this book is a letter from William Galvin, the Secretary of the Commonwealth of Massachusetts and Chair of the Massachusetts Historical Commission, testifying to Carpenters reputation as a developer, and reporting specifically on the success of the Liberty Hotel project.

Carpenter also developed the St. Regis San Francisco, a 42-story luxury hotel and condominium project completed in 2005. The St. Regis San Francisco consists of a 550,000 square-foot, 42-story tower containing a 270 guest room, five-star hotel, 100 residential condominium units, and the Museum of the African Diaspora. A portion of the St. Regis projects site is occupied by the historic Williams Building, which was built in 1907 and was abandoned at the time Carpenter began to work on the project. Carpenter devised a plan to save the historic building and preserve its architectural integrity, while integrating the building effectively into the larger project. Carpenter was selected by the San Francisco Redevelopment Agency as the developer of the

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St. Regis Hotel and Residences, San Francisco, CA Developer: Carpenter & Company


St. Regis project in a competition that included among its entrants Radisson, Wyndham, Peninsula, Promus, and Tishman International. Included at Tab 7 of this book is a letter from Willie Brown, the former Mayor of San Francisco, reporting on Carpenters sensitive restoration of the historic Williams Building and the creation of the Museum of the African Diaspora.

In 2003, Carpenter completed the development of the 189 guest room Courtyard Marriott in Brookline, Massachusetts, after being selected by that municipality as developer. Carpenter was also the developer of the Logan Airport Hilton, located on land ground-leased from a state authority in the middle of Bostons major airport. Carpenter was also the co-developer of the 793 guest room Westin Boston Waterfront, which is located adjacent to the new Boston Convention Center. Carpenter won the right to develop the Westin hotel in a competition sponsored by the Massachusetts Convention Center Authority, which ground-leased the land on which the hotel is located. Carpenter also developed the 293 guest room Charles Hotel, located adjacent to Harvard University.

Many of Carpenters past projects bear striking similarities to the Four Seasons New Orleans project, and make Carpenter uniquely qualified for selection as the re-developer of 2 Canal Street. Like the planned Four Season New Orleans, Carpenters One Dalton project in Boston includes a Four Seasons Hotel and Four Seasons branded residences. Carpenter has a long-standing relationship with Four Seasons. Richard Friedman, the President and CEO of Carpenter, sits on the Four Seasons Board of Directors, and some of the owners of Four Seasons are investors in other Carpenter projects, including Carpenters One Dalton project.

Like the planned Four Seasons New Orleans, Carpenters Liberty and the St. Regis San Francisco projects involved the adaptive reuse of an important historic building as a hotel. As a result, Carpenter is well-equipped to tackle the many issues and challenges inherent in such projects. The Liberty also involved the use of historic tax credits, which could play an important role in making the Four Seasons New Orleans a reality.

Carpenter has extensive experience working in partnership with municipali-ties such as the City of New Orleans, public entities such as the New Orleans Building Corporation, and with not-for-profit institutions. In addition to Carpenters experience with Massachusetts General Hospital at the Liberty, Carpenter acquired the site of the St. Regis San Francisco project from the San Francisco Redevelopment Agency, with which it worked closely during the development of that project. Carpenter acquired the site of its Charles Hotel from a regional transportation authority, and worked closely with the City of Cambridge and Harvard University on the development of that site.

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Marine Corps Support Facility, New Orleans, LA Design Build Contractor: Woodward Design+Build


The Logan Airport Hilton, which sits in the middle of one of the countrys busiest publicly-owned airports, is located on a parcel of land owned by Massport and ground leased for the hotel. Carpenter worked closely with the Massachusetts Convention Center Authority and the Boston Redevelopment Authority on the Westin Boston Waterfront, which is located on land ground-leased from the Convention Center Authority and connects by bridge directly to Bostons new convention center.

Many of Carpenters projects have required extensive outreach to stakehold-ers with an interest in the project. Carpenter takes pride in its ability to work closely with stakeholders on the development of its projects. Carpenter believes strongly that a development process that includes all interested constituencies ultimately results in a better project.

As will be the case with the Four Seasons New Orleans, many Carpenter projects, including the Liberty, the Logan Airport Hilton, and Westin Boston Waterfront, were developed on sites that were ground leased from public or institutional landowners. As a result, Carpenter has recent and extensive experience with ground leases for such sites.

ii. Woodward Interests, LLC: Co-Developer

Woodward Interests, LLC is a private real estate development firm based in New Orleans. The firm has been working in real estate investment and devel-opment since 2002, officially operating as Woodward Interests since 2007.

Woodward Interests grew out of a demand from clients who wanted to put non-performing assets into commerce. Paul Flower, partner in Woodward Interests and President and CEO of Woodward Design+Build, sought to bring together an overall suite of services to help clients through the entire process of developing a real estate project: from development managed by Woodward Interests to design and construction assistance provided by Woodward Design+Build.

In addition to acting as an equity partner in local real estate projects, Woodward Interests also serves as the development manager or owners representative for clients on a fee basis. Whether acting as developer, co-developer, or development manager, Woodward Interests handles the complex process of integrating a development vision with designers, govern-ment officials, contractors, and financing sources.

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Four Seasons Denver, Denver, CO Hotel Brand and Operator: Four Seasons Hotels and Resorts


iii. Four Seasons Hotels and Resorts: Hotel Brand and Operator of Hotel and Residences

The story of Four Seasons Hotels and Resorts, which opened its first hotel in 1961, is one of continual innovation, remarkable expansion and a single-minded dedication to the highest of standards. Four Seasons has, for more than 50 years, transformed the hospitality industry by combining friendli-ness and efficiency with the finest traditions of international hotel keeping. In the process, Four Seasons has redefined luxury for the modern traveler.

Founded in 1960 by Founder and Chairman Isadore Sharp, Four Seasons traces its roots to a wish that would prove revolutionary: the global business travelers desire for personalized service, available around-the-clock. Frequent international travel, now so commonplace, was an emerging trend in the 1960s and 1970s. It set the stage for a new kind of luxury hotel experience.

Sharp had the opportunity to capitalize on this trend when the company opened its third hotel, its first in Europe, the Inn on the Park, now known as Four Seasons Hotel London at Park Lane. In a market dominated by classic, traditional hotels, the new arrival was an instant success.

With the success of London, Sharp realized that what he enjoyed creating and what was lacking in the marketplace were medium-sized hotels of exceptional quality with exceptional service levels. He decided to focus his efforts on this niche and thereby set the future course for the company.

Four Seasons then embarked on a targeted course of expansion, which continues to this day, opening hotels and resorts in the worlds most desir-able business and leisure destinations. As the company expanded, Four Seasons became the first in North America to introduce now standard items such as bath amenities, terrycloth robes, hairdryers and multiple, two-line telephones in the guest room and bath. It was also the first to offer European-style concierge services, 24-hour in-room dining, twice-daily housekeeping service, one-hour pressing and round-the-clock, four-hour laundry and dry cleaning service.

Four Seasons was also an early pioneer in spa experiences, a key focus of todays luxury consumer. Today, every Four Seasons resort includes a distinc-tive spa experience and every property worldwide offers on-site spa services.

While focusing on what luxury guests want and need continues to be the Companys strategy for success, its the people of Four Seasons that set the experience apart and are its true competitive advantage. We have aspired

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Four Seasons George V, Paris, France Hotel Brand and Operator: Four Seasons Hotels and Resorts


to be the best hotel in each location where we operate, says Sharp. Early in the companys history we decided to focus on redefining luxury as service and that became our strategic edge. And, in order to deliver on that promise, we needed to harness the best of the best employees who are dedicated, committed and inspired to deliver great service. They are the standard bearers for the intuitive, highly personalized service we aspire to provide.

With its leadership and dedication to luxury hospitality, Four Seasons receives unprecedented international recognition and accolades world-wide. Individual properties continue to capture top slots from trend-setting lifestyle publications such as Cond Nast Traveler, Gourmet, Travel & Leisure, Andrew Harpers Hideaway Report, and Gallavanters Guide (UK). Leading international business publications have also accorded Four Seasons the highest rankings, including Global Finance, Institutional Investor and Nikkei Business.

Perhaps one of the most valued honors received by Four Seasons is its repeated recognition as one of Fortune magazines Top 100 Companies to Work for in America, a list Four Seasons has been on every year since it was introduced in 1998. The Fortune ranking, determined by the opinions of randomly selected Four Seasons employees, is a clear reflection that the service culture put in place years ago continues to thrive and grow.

Four Seasons continues its global expansion program that began in the late 1990s. More than 60 properties around the world are currently under construction or in development. Recent years have seen a tremendous accel-eration in world travel, in both business and leisure markets. Increasingly savvy frequent travelers have the high expectations that are met by Four Seasons and its long tradition of service related innovation. Looking ahead, Four Seasons will continue to lead the luxury hospitality market, making business travel easier and leisure travel more rewarding. The growth curve continues, bringing the Four Seasons experience to more key destinations where discerning travelers await understated luxury and personalized, anticipatory service.

iv. Coaxum Enterprises: Expected Operator of Cultural Attraction and Observation Deck

Coaxum Enterprises was founded in New Orleans in 2002 as the management arm for Henry Coaxums three McDonalds Franchises. Since then, it has grown in both scope and depth, now managing seven McDonalds restaurant locations throughout New Orleans as well as offering an education, meeting, and training center. Through the firms work in franchise operations, it has

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Yawkey Center for Outpatient Care, MGH, Boston, MA Architect: Cambridge Seven Associates


developed expertise in meeting and training capabilities that serve more than just its McDonalds franchise locations. Successfully operating numer-ous restaurant locations with high volumes of customers each day, Coaxum Enterprises is a proven management and operations expert, possessing operational infrastructure, systems, and experience that can directly trans-late to day-to-day operations management of a new cultural attraction and observation deck for New Orleans.

v. Global Parking Systems: Expected Operator of Parking

Global Parking Systems, LLC was founded in New Orleans in 1993. While serving the parking needs of New Orleans, the firm has grown its capacity to include offices and parking management systems in Louisiana, Texas, and California. Through a partnership with Central Parking Systems, the largest parking company in the world, Global Parking Systems created the New South Parking Partnership. Through this partnership, New South has been awarded major parking contracts at Louis Armstrong International Airport in New Orleans, William Hobby Airport and George W. Bush International Airport in Houston, Los Angeles International Airport and San Francisco International Airport. Global Parking Systems, through its New South Parking Partnership, has gained expertise in operating successful, efficient parking systems on a massive scale at our nations major airports. This expertise, efficiency, and proven ability will ensure that Four Seasons New Orleans hotel guests, residents, meeting attendees, and attraction visitors have their parking needs met with the highest level of service and value.

vi. Cambridge Seven Associates: Lead Architect

Cambridge Seven Associates was founded in Cambridge, Massachusetts in 1962 by a group of designers with varied interests and backgrounds who believed that their collaborative efforts would be far more effective than those of any individual. Since its inception, the firm has been guided by the conviction that each assignment, at any scale, is an opportunity to apply fresh thinking in a search for creative solutions.

Winner of the prestigious American Institute of Architects Firm Award, Cambridge Seven Associates is internationally acclaimed for its innovative work in architecture, urban design, planning, exhibitions, graphic, and interior design. Cited for its uncompromising clarity of purpose, design excellence, and an abiding respect for and delight in the human use of their projects, the Firm Award Jury described the firm as an influential and stimulating example, demonstrating new directions of professional

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Ministry of Education Headquarters, Kuwait City, Kuwait Architect: Cambridge Seven Associates


practice. The Jury also commended the staying power of their approach, noting, that [t]he impact, graphics, and readability of their work continue to serve as landmarks.

In writing about the firm, the architecture critic Robert Campbell stated that from the start, the Seven set out to combine architecture with the other design arts with exhibits, with graphics, and signage, with public art, with product design, with film, even with city planning. Most of their work is a collaboration among many disciplines.

Cambridge Seven Associates has applied this approach to a diverse range of building types including academic, museum, exhibit, hospitality, transporta-tion, retail, office, and aquarium facilities. The firm has practiced throughout North America, Europe, the Middle East, and the Far East, annually complet-ing work totaling over $500 million in construction costs.

Since the very first project for the New England Aquarium, and in numer-ous projects in architecture and exhibit design today, Cambridge Seven Associates has been designing buildings that teach a respect for the environ-ment and educate the public about conservation, through both example and content. In-house LEED accredited professionals, collaborations with green design leaders, and total building system integration with our engineers is leading to sustainable projects for U.S. agencies, universities, not-for-profits, and businesses alike.

Cambridge Seven has designed a number of Carpenters hotel projects including the Four Seasons Hotel and Residences at One Dalton in Boston, the Liberty Hotel, the Charles Hotel, the Brookline Courtyard Marriott, and the Logan Airport Hilton. Important non-hotel projects designed by Cambridge Seven for other clients include, in addition to the New England Aquarium in Boston, the Scientific Center Aquarium and Museum in Kuwait City, Kuwait; the Orlando Arena in Orlando, Florida (home of the Orlando Magic); the NBC Bank Tower in San Antonio, Texas; Portugals Lisbon Aquarium; the Osaka Aquarium and Marketplace in Japan; and the Complex System Laboratory for the Department of Aeronautics and Astronautics at the Massachusetts Institute of Technology.

vii. Woodward Design+Build, LLC: Co-Architect and Contractor

Founded in 1923, Woodward Design+Build is a privately held firm based in New Orleans with additional offices and facilities on the Northshore of Lake Pontchartrain and in Mississippi. Experienced in a wide variety of commer-cial construction projects, Woodward Design+Build provides a full suite of

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Hibernia Tower, New Orleans, LA Design Build Contractor: Woodward Design+Build


construction related services: general construction, design, engineering, millwork, masonry, and steel. Today, Woodward is one of the largest design and construction organizations in the Gulf Coast region, and it continues to expand, innovate and improve the services it offers.

The founder, Carl E. Woodward, was committed to the idea of creating a partnership between the owner, architect and contractor from the inception of a project. These ideals are instilled in our company today. Woodward is a big believer in the design-build approach and is one of the most ambitious and successful at employing it.

Woodwards experience encompasses many market segments, includ-ing industrial, educational, hospitality, multifamily, commercial offices, and institutional projects. Its revenues were over $226,000,000 in 2009, $280,000,000 in 2010, $252,000,000 in 2011, $205,000,000 in 2012 and $204,000,000 in 2013. During the past two decades, over 50% of its projects were for repeat clients and over 70% were negotiated. Geographically, a majority of its projects have been in Louisiana and Southern Mississippi, with recent expansion into Texas, Alabama and Florida where it has completed several projects.

With its many in-house groups and strong relationships with subcontractors, the key advantage Woodward Design+Build offers is its ability to craft the right team for a project. Its process always incorporates client goals and specifications right from the start, using collaborative methods to reach innovative solutions. The results are successful buildings, satisfied custom-ers, and strong, valuable relationships for the future.

With an emphasis on the design-build delivery method for over 90 years, Woodward has developed expertise guiding clients through all phases of the development and construction process. On many projects, Woodward Design+Build has acted as the design-builder for projects where Woodward Interests is developer or co-developer.

Woodward Design+Build has a wealth of experience working with govern-mental entities to advance project goals and ensure that its projects meet the standards and codes set by government agencies. A critical part of advancing a project is leading it through the process of architectural design review, construction permitting, fire marshal inspections and other activities.

The guiding tenet in Woodwards work with governmental entities is proac-tive collaboration. By charting a course of action and seeking to establish communications with governmental entities, Woodward can seek feedback and answers on design and construction issues before they become a problem or delay. Through communication and quick follow-up, Woodwards

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Lafayette Hotel, New Orleans, LA Architect: Trapolin-Peer


team can ensure a smooth process, working with governmental entities to make successful development and construction projects happen.

viii. Trapolin-Peer Architects: Historical Architect

Trapolin-Peer Architects is a New Orleans based architecture firm that specializes in historic renovation. Many of Trapolin-Peers historic renova-tion projects have involved hotel properties, including the Southern Hotel in Covington, Louisiana, and the Saint Hotel, Lafayette Hotel and St. James Hotel in New Orleans.

ix. Dana Brown & Associates: Landscape Architect

Dana Brown & Associates is the collaborative creation of landscape archi-tects and planners who have practiced in diverse professional realms and geographic regions. DBA is one of the largest landscape architecture and planning firms in Louisiana, with offices in New Orleans and Baton Rouge. Certified as a Disadvantaged Business Enterprise firm and in business since 2004, the staff of DBA brings amazing talent and worldwide experience to its projects. Most members of the firm are Louisiana natives who have worked extensively in other states and countries, giving the firm a unique perspective and understanding of Louisianas cultural, economic, and ecological heritage which DBA whole-heartedly incorporates into all of its designs.

DBAs philosophy is focused in planning legible landscapes that respond to the ecological integrity of the land and reflect the cultural heritage of its people. DBA shares a distinct vision for planning in Louisiana: commitment to cultural diversity of public spaces, ecologically based sustainable infra-structure, and the clarity of simple, beautifully crafted plans and policies based on the principles of smart growth.

Working closely with multidisciplinary teams, DBAs extensive experience includes storm water and floodplain management, transportation corridor planning, urban design, economic development, park and recreation design and construction, health center planning and construction, campus master planning and construction, GIS modeling of land use and zoning effects, community and master planning and participation, land development regulations, guideline development, regional planning, and ecological-based design.

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Inland Steel Building, Chicago, IL Historic Tax Credit Consultant: MacRostie Historic Advisors

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x. MacRostie Historic Advisors: Historic Tax Credit Consultant

MacRost