Louisiana AOR · Owner design intent · Rev 7 · Jul 2026

Hire brief: verify, refine, and stamp — do not redesign from blank.

This package is owner design intent at ~9.5/10. A permit set requires your engineering, code details, and seal (~3/10 until you add them). The concept is locked; your job is to find code/structural/fire/accessibility/site issues and produce stamped CDs — not reinvent the program.

9.5/10Owner design package · program · dimensions · finishes · VE phases

→ AORPermit set · structure · MEP calcs · egress · stamped ALTA · seals

1 · Front elevation — now locked

75′×36′ Grand Arrival · 35′×28′ SF-1 impact storefront (D-01) · ST-1 stone wainscot · ST-2 stucco · SL-1 slat flanks · NO retail doors @ Manhattan (Rev 6.1).

Buildable elevations · D2-A2-3 through D2-A2-6 → South (200′) · North court · East/West service · Grand Arrival enlarged A-401 · material key · dimensions

2 · Interiors — decided once

Zero drop ceilings building-wide. Stained/sealed concrete @ F&B. Black spray deck @ chef hall & ballroom. One hotel finish package × 48. One shared 4-stall restroom core.

Interior finish lock (markdown authority) → CT/LV/TL marks · RM-1 package · restroom spec · exterior material cross-ref Phase 1 · A-501 finish schedule + A-601 doors + A-701 windows →

3 · Realistic elevations — contractor-readable

Prior D2-A2-2 was aesthetic. New buildable set shows every material transition, grid @ 25′ bays, height datums (16′ L1 · 41′ max), and door/window marks a GC can price.

Sheet	Content
D2-A2-3	South · Manhattan · §40-447(h) · SF-1 portal · hotel W-1 rhythm
D2-A2-4	North · roll-ups · pickups · open court void · balconies
D2-A2-5	West service · East pole buffer solid panel
D2-A2-6	Grand Arrival enlarged · bar · concierge · sign · 1/2″ scale

4 · Value engineering — Day 1 / Phase 2 / Phase 3

Single phasing matrix — no more scattered VE notes across 109 files.

VE phase lock sheet → Day 1 @ CO · Phase 2 (0–18 mo) · Phase 3 (18+ mo) · savings reallocated to portal + bar + court

Phase	Build	Defer
Day 1 @ CO	6 chefs · 35′ glass · black-box ballroom · 3 roll-ups · plunge pool · shell retail + 3 bays · turf court · strings	Grand stair · permanent LED · full pool · cabanas · built-out ballroom
Phase 2	Permanent LED 28′×120′ · full pool 25×50 · cabanas · fire pits · grand stair · retail tenant finish	Pergola · feature millwork ballroom
Phase 3	Ballroom built-out finish · pergola · mature landscape · optional retail curtain refinement	—

Full package index

Phase 1 design lock · A-101 sheet indexPlans · section · schedules · restaurant+courtyard frame Contractor build packageZone sequence · MEP · trades · PEMB order · GC pricing Courtyard layout · D2 plans $3M cap model Hotel concept · investor narrative

Suggested engagement letter line:
“Mirage District provides Phase 1 design lock Rev 7 as owner design intent — including buildable elevations, finish lock, and VE phasing. Architect of Record shall verify, refine, and stamp for Jefferson Parish permit. Owner cap ~$3M all-in. Do not redesign program or footprint without written owner change order.”

Review set · not for construction · requires LA-licensed AOR/PE seal + stamped ALTA @ permit. Regenerate elevations: scripts/generate_concept_2d_buildable_elevations.py