# Compliance-First Sequence — What You Need Before Anything Else

**Status:** STRICT CODE REVIEW · May 30, 2026  
**Purpose:** Regulatory order of operations for Lot Z — **not** marketing, **not** Uber listings, **not** vendor hype until gates below are cleared.  
**Authority:** [09-CODE-COMPLIANCE-MATRIX.md](./09-CODE-COMPLIANCE-MATRIX.md) · [11-PERMIT-SUBMITTAL-CHECKLIST.md](./11-PERMIT-SUBMITTAL-CHECKLIST.md) · [61-RECEPTION-FACILITY-NO-CUDO-LOCK.md](./61-RECEPTION-FACILITY-NO-CUDO-LOCK.md) · [68-MAISON-MIRAGE-LIFE-SAFETY-PLAN.md](./68-MAISON-MIRAGE-LIFE-SAFETY-PLAN.md) · [12-CONTAINER-OPEN-KIOSK-FIRE-STRATEGY.md](./12-CONTAINER-OPEN-KIOSK-FIRE-STRATEGY.md) · [COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md](./COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md)

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## How to read this

| Symbol | Meaning |
|--------|---------|
| **GATE** | Hard stop — doing work before this is illegal, uninsurable, or will fail plan review |
| **VERIFY** | Must be confirmed in writing (city, OSFM, LDH, engineer) — package assumes but does not prove |
| **OPS** | Operational — required before opening, but **after** permits |

**Eight + Eight (8 windows + 8 digital brands)** is **Tier 4** in this sequence — **not** Tier 0.

---

## GATE 0 — Fatal if wrong (Week 1, before design spend)

Do these **first**. If any fails, stop and fix before commissary, vendors, or delivery apps.

| # | Requirement | Authority | Why first |
|---|-------------|-----------|-----------|
| 0.1 | **Title / Lot Z legal description** — attorney confirms owner can build & operate hospitality | Owner counsel | No permit without clear title |
| 0.2 | **Zoning written confirmation** — LI **P** uses only: Restaurant, Reception Facility, Retail, Amusement (outdoor) — **no CUDO**, **no Outdoor Live Entertainment — Secondary** | City Planning pre-app ([Doc 60](./60-LOT-Z-AREA-COMPLIANCE-AND-PRE-APP-SCRIPT.md), [Doc 61](./61-RECEPTION-FACILITY-NO-CUDO-LOCK.md)) | Wrong use path = 6–12 month CUDO delay or shutdown |
| 0.3 | **ALTA/NSPS survey** + **300′ sensitive-use walk** (schools/churches/residential for alcohol) | Surveyor + planning | East buffer (Poche Court) drives **20′ setback** and noise; ABC if within 300′ |
| 0.4 | **FEMA FIRM** + BFE for Lot Z | FEMA / civil | AE zone = elevate MEP/commissary |
| 0.5 | **Geotech** — slab, detention tank, container pads | Civil PE | Bad soils kill budget and permits |
| 0.6 | **S&WB sewer capacity letter** + **grease interceptor sizing** (commissary + food users — **not** “8 only” if 8+8 planned) | S&WB / plumbing PE | Undersized interceptor = LDH/OSFM rejection |
| 0.7 | **Entergy** — **400A+** service letter | Utility | Kitchen + hall + 26 containers cannot run on residential service |
| 0.8 | **Fire hydrant survey** on **Old Gentilly Road** (not “Gentilly” generically) | Civil / NOFD | 20′ lanes; **26′** at hydrants |

**Deliverable:** One **pre-app binder** with written City Planning reply (Doc 61 script) attached.

---

## GATE 1 — Pre-application engineering (before stamped CDs)

| # | Requirement | Code / doc | Blocks if missing |
|---|-------------|------------|-----------------|
| 1.1 | **Stormwater Ch. 121** — ~22,688 CF for 1.25″ on 5 AC; PICP + detention + bioswale east | [Doc 09](./09-CODE-COMPLIANCE-MATRIX.md) | **Grading permit denied** |
| 1.2 | **Setbacks corrected** — 15′ west, **20′ east** (Poche/residential), 20′ front build-to | CZO Table 16-2 | Setback violation |
| 1.3 | **Parking strategy** — cumulative CZO can demand **250–290**; plan **300** operational | CZO Art. 22 | Under-parked = zoning fight |
| 1.4 | **Fire access** — 20′ loop, hammerhead north, apparatus within 150′ of walls | IFC / NOFD | OSFM / NOFD no approval |
| 1.5 | **AOR of record** — container occupancy class (IBC Ch. 31 vs permanent) + **§21.8.C.12** letter (permanent vendors, not temp storage) | IBC + CZO | Container package rejected |
| 1.6 | **Life safety basis** — Maison **A-2**, **full NFPA 13 wet** (>5,000 SF assembly); CO **baseline ~280** — not “999 CO” | IBC 903 · [Doc 68](./68-MAISON-MIRAGE-LIFE-SAFETY-PLAN.md) | Sprinkler mandate missed |
| 1.7 | **Courtyard fire strategy** — Doc 12 signed: **no cooking in containers**, gaps ≥10′, kiosk caps | OSFM narrative | Sprinklers forced into every box |

---

## GATE 2 — Stamped permit submittal (construction — 6–10 months typical)

**Nothing in Tier 4 (8+8 digital) may operate until Tier 2 completes and you hold applicable **Certificate of Occupancy** for the commissary and assembly paths you use.**

| # | Submittal | Agency |
|---|----------|--------|
| 2.1 | Site plan **A0.1** + grading + **stamped stormwater** | Safety & Permits |
| 2.2 | Architectural — **120′×80′ Maison** + **50′×50′ commissary** (REV 9.5 — not retired L-core only) | Safety & Permits |
| 2.3 | Structural — hall + **8** side containers + courtyard vendor foundations | PE |
| 2.4 | MEP — **NFPA 13** Maison, **NFPA 96** commissary, electrical, plumbing, grease | PE + OSFM |
| 2.5 | OSFM plan review — occupant load, FP-1, Doc 12/14/15/16 container package | OSFM |
| 2.6 | NOFD fire access approval | NOFD |
| 2.7 | **Do not file CUDO** | — |

**Inspections:** Foundation → rough → hood suppression → sprinkler → final.

---

## GATE 3 — Health & food (before **any** sale of food)

**Strict order under Louisiana food safety / LDH practice:**

| # | Requirement | Applies to |
|---|-------------|------------|
| 3.1 | **Commissary plan review APPROVED** — 50′×50′ Type I: hood, NFPA 96, 3-comp, hand sinks, mop, FRP, walk-ins, grease path | Mirage District LLC (landlord kitchen) |
| 3.2 | **Commissary Certificate of Sanitation** (or equivalent LDH approval) for **that address** | Same |
| 3.3 | **Food Safety Manager** certified (manager on duty per LDH rules) | Mirage ops |
| 3.4 | **Written Commissary Agreement** on file for **each** tenant that prepares food off-site of their window | Each window vendor |
| 3.5 | **Separate Food Establishment Permit** per window vendor (each legal entity) | Each vendor LLC |
| 3.6 | **Window operations** — pass-up only; **no cooking** in courtyard units ([Doc 12](./12-CONTAINER-OPEN-KIOSK-FIRE-STRATEGY.md)) | Fire + LDH |
| 3.7 | **Mirage Pour** — **ATC liquor license** timeline (~90+ days); **no BYOB**; house bar only | State/city ABC |

**GATE:** No vendor may open window until **3.1 + 3.4 + 3.5** for that vendor.

---

## GATE 4 — Eight + Eight digital (Uber / DoorDash) — **after Gate 3**

| # | Compliance requirement | Strict note |
|---|----------------------|-------------|
| 4.1 | **Gate 3.1–3.2 complete** | Digital brands cook in same commissary — **same LDH commissary approval** |
| 4.2 | **Food Establishment Permit** for operator running digital menus — VERIFY: one permit with multiple listed menus **or** one permit per brand | **LDH written answer required** — do not assume 8 permits or 1 permit |
| 4.3 | **Commissary agreement** — if digital operator is separate LLC from Mirage, agreement required; if Mirage LLC only, agreement is internal schedule | Counsel |
| 4.4 | **Menu labeling / allergens** per LA food code — label printer SOP | OPS |
| 4.5 | **Grease load** — civil PE confirms interceptor for **peak GPM** (8 windows + digital + catering), not window count alone | S&WB |
| 4.6 | **Business license** + **sales tax** + platform contracts (Uber/Doorash) | City/State — **not** a substitute for 3.2 |
| 4.7 | **Delivery pickup** — drivers use **Mirage Express / south curb** ([Doc 52](./52-NEIGHBOR-SAFE-TRAFFIC-PARKING-CONTROL.md)); **no** NASA/Entergy cut-through | Traffic plan |
| 4.8 | **Production cap** — ops SOP max **8 hot concepts / 30 min** — fire/code does not replace kitchen discipline | OPS |

**GATE:** Listing on Uber Eats **before 3.2** = enforcement risk, platform delisting, liability.

**Not code-compliant as Phase 1 baseline:**
- Licensed celebrity virtual brands (MrBeast, etc.) without franchise agreement  
- Cooking in any courtyard container  
- “18 cloud kitchens” with no LDH capacity review  
- Public GA concert calendar without **SEP** (and never CUDO standing use)

---

## GATE 5 — Events above baseline CO

| Activity | Mechanism | Limit |
|----------|-----------|-------|
| Wedding / corporate hosted | **Reception Facility (P)** + host agreement | By-right ops |
| Amplified outdoor above ~280 CO | **Special Event Permit per date** | **≤6/year** ([Doc 61](./61-RECEPTION-FACILITY-NO-CUDO-LOCK.md)) |
| Standing outdoor concert series | **Outdoor Live Entertainment — Secondary (C)** | **Do not file — refuse** |

**Life Safety Evaluation** if proposing **>1,000** standing — consultant required ([Doc 09](./09-CODE-COMPLIANCE-MATRIX.md)).

---

## Program conflicts to resolve in drawings (not on Uber)

| Package tension | Compliance resolution |
|-----------------|----------------------|
| REV 7.7 says **18** courtyard vendors; owner lock **8** chef windows | **Permit set must match built count** — each food unit needs 3.4 + 3.5 |
| Marketing “999 guests” | **CO ~280** baseline; higher only via SEP + life safety — do not permit as 999 hall |
| Eight + Eight before CO | **Illegal** — sequence above |
| Digital brands = no health inspection | **Same commissary** — LDH inspects physical kitchen |
| Liquor at vendor windows | **No** — Mirage Pour only |

---

## What you need first — one ordered list (copy for counsel)

1. Attorney — title  
2. **Written** City Planning — LI P uses, no CUDO ([Doc 61](./61-RECEPTION-FACILITY-NO-CUDO-LOCK.md))  
3. ALTA + geotech + FEMA + S&WB + Entergy + hydrants  
4. AOR + civil PE — stormwater, grease, fire lanes, parking  
5. Stamped permit set — Maison + commissary + containers (Doc 11)  
6. OSFM + NOFD approval + construction + inspections  
7. **CO** for commissary and assembly components you open  
8. **LDH commissary approval** + food safety manager  
9. Window vendors — agreements + **each** food permit  
10. **LDH written rule** on digital menu count  
11. Launch **≤3** digital brands, then scale per [COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md](./COMMISSARY-EIGHT-PLUS-EIGHT-OPS-LOCK.md)  
12. Liquor (ATC) on parallel track for Mirage Pour  
13. SEP only when event exceeds baseline — max 6/year  

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## Week 1 action packet (minimum viable compliance)

| Day | Action | Output |
|-----|--------|--------|
| 1 | Email City Planning — Doc 61 script + Doc 60 | Written zoning path |
| 2 | Engage surveyor — ALTA + 300′ walk | Survey PDF |
| 3 | Engage civil — geotech scope + S&WB + grease sizing letter request | Letters |
| 4 | Engage AOR — REV 9.5 + Doc 12 narrative commitment | LOE for stamped set |
| 5 | Call LDH region — commissary plan process + **multi-menu / multi-agreement** question | Email confirmation |
| 6 | **Do not** sign Uber/Doorash until item 5 answered | — |

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## Bottom line

Your **50′×50′ Type I commissary** can support **8+8** **operationally** only **after**:

- The **building** is permitted, built, inspected, and **CO’d**  
- **LDH** approves the commissary  
- **Each** food-selling entity has the right **permit + agreement**  
- **Grease, fire, and zoning** paths match what you actually build  

**Compliance-first means:** Gates **0 → 1 → 2 → 3** before Gate **4** (digital). The brilliant ops model in Eight+Eight is **valid** — but it is **last** in the legal sequence, not first.

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*Licensed architect, PE, and LDH must verify. This document is owner coordination — not legal advice.*