VOLUME 1: MASTER PLANNICHOLSONGATEWAYLouisiana State University                December 2012                   In associat...
Table of Contents  VOLUME 1: MASTER DEVELOPMENT PLAN01.	 Executive Summary..................................................
01   EXECUTIVE     SUMMARY
01. Executive Summary                                                                              The Core Mixed Use Plaz...
Volume 1: Master Plancommunity. Located across the street      and expands the campus amenities,from Tiger Stadium, it dra...
01. Executive SummaryNicholson Gateway Study Area                          3
PLANNING02   PROCESS      INFLUENCES
02. Planning Process  Influences                                                                             Working Group...
Volume 1: Master Plan                                               the Facility Design and Development            The Mar...
02. Planning Process  Influences                                                                                          ...
Volume 1: Master Plan•	 Improve connections across   Nicholson Drive•	 Design the architecture and   landscape of the Corr...
02. Planning Process  InfluencesSite AnalysisPrior to the creation of theredevelopment proposal, acomprehensive site analy...
Volume 1: Master PlanClimatic ConditionsBecause of extreme weatherconditions at the LSU Campus,climatic comfort is somethi...
02. Planning Process  InfluencesAesthetics and ViewsAn aesthetic analysis of the NicholsonCorridor includes recognition an...
Volume 1: Master PlanInfrastructureAlong Nicholson Drive between SkipBertman Drive and Chimes Street,adjacent sites are we...
02. Planning Process  Influences                              15
03   MARKET DEMAND
03. MARKET DEMAND                  Undergraduate Student Enrollment                            Graduate Student Enrollment...
Volume 1: Master PlanThe analysis also highlights a clearpolicy impact, which is that LSUhas stated their interest in seei...
03. MARKET DEMANDbeyond core questions of profitability:•	 The need to revitalize and   reposition campus edges•	 The need...
Volume 1: Master Planspending to other areas in the region.This indicates Nicholson Gatewaymay be able to fill part of tha...
03. MARKET DEMANDscaled and heavily programmed               housing analysis, a peer institution   market research and fi...
Volume 1: Master Planlease incentives, and desired                                                                        ...
03. MARKET DEMANDrates affordable to satisfy the price-                    New                        Recommended         ...
PARKING:04   ISSUES  BEST     PRACTICES
04. PARKING: ISSUES AND BEST PRACTICES                                                          Planning Diagram for Futur...
Volume 1: Master Plan                        Parking Replacement Diagram30
04. PARKING: ISSUES AND BEST PRACTICESor off campus. They may walk, take         addition, the Corps of Engineers has     ...
NICHOLSON05   CORRIDOR     FRAMEWORK PLAN
W Chimes St                                                              Dr                                               ...
05. NICHOLSON CORRIDOR FRAMEWORK PLAN05. NICHOLSON CORRIDOR FRAMEWORK PLANIntroduction                                    ...
Volume 1: Master PlanLand Use and Organization                 Housing sites have also been reserved     stakeholder discu...
05. NICHOLSON CORRIDOR FRAMEWORK PLANOpen SpaceCertain areas have been reservedfor open space, creating placesfor recreati...
Volume 1: Master Plan                        Gateway Experience38
05. NICHOLSON CORRIDOR FRAMEWORK PLANDesign Concept and Character              within an entertainment center and        f...
Volume 1: Master PlanOpen Space SystemsProviding a connected network andvariety of open spaces for the campuscommunity is ...
05. NICHOLSON CORRIDOR FRAMEWORK PLAN                       Landscape Types                                         41
Volume 1: Master Plan                                       Strong Canopy of Trees to Enhance the Parkway CharacterNichols...
05. NICHOLSON CORRIDOR FRAMEWORK PLAN                                                                                     ...
Volume 1: Master Plan                                                                          Plaza Spaces as an Extensio...
05. NICHOLSON CORRIDOR FRAMEWORK PLAN                                         Potential for the Promenade to Become a Flex...
Volume 1: Master PlanCirculation SystemsImproved connectivity is one ofthe primary themes of the MasterDevelopment Plan bo...
05. NICHOLSON CORRIDOR FRAMEWORK PLANfacilities and commuter parking          The FuturEBR Comprehensive Master           ...
Volume 1: Master Plan                        Traffic Controls48
05. NICHOLSON CORRIDOR FRAMEWORK PLANStreet NetworkThe Nicholson gateway street networkcreates an urban style street grid ...
Volume 1: Master Plan                                                           Center Median Street Car                  ...
05. NICHOLSON CORRIDOR FRAMEWORK PLANBike CirculationTwelve foot wide, multi-purposepathways will align on both sidesof Ni...
Volume 1: Master Plan52
NICHOLSON GATEWAY06   DEVELOPMENT     PROGRAM
East Side DistrictWest SideResidential DistrictMixed Use Center                       Blocks and Zones
06. Nicholson Gateway Development Program06. NICHOLSON GATEWAY DEVELOPMENT PROGRAMBlocks and ZonesThe program for the Nich...
Volume 1: Master Plan                                     Building Use DiagramBuilding Use OrganizationBuilding uses inclu...
06. Nicholson Gateway Development ProgramRetailOfficeHousingParking                                                 57
07   CAMPUS     DISTRICTS
East Side DistrictWest SideResidentialDistrict   Mixed Use Center                                     Three Zones of Nicho...
07. CAMPUS DISTRICTS                                                                                  Mixed Use Center07. ...
Volume 1: Master Plan                                                    Mixed Use Plaza Rendering                        ...
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  1. 1. VOLUME 1: MASTER PLANNICHOLSONGATEWAYLouisiana State University December 2012 In association with: Grace & Hebert Architects Brailsford & Dunlavey Walker Parking
  2. 2. Table of Contents VOLUME 1: MASTER DEVELOPMENT PLAN01. Executive Summary.............................................................................................................. 102. Planning Process Influences.............................................................................................. 7 a. Planning Process 7 b. Goals and Design Strategies 9 c. Planning Context 10 d. Site Analysis 11 e. Infrastructure 1403. Market Demand................................................................................................................... 19 a. Mixed Use Market 19 b. Student Housing 2304. Parking: Issues and Best Practices..................................................................................... 29 a. Introduction 29 b. LSU Issues 29 c. Recommendations 3105. Nicholson Corridor Framework Plan.................................................................................... 35 a. Introduction 35 b. Land Use and Organization 36 c. Design Concept and Character 39 d. Open Space Systems 40 e. Circulation Systems 4606. Nicholson Gateway Development Program......................................................................... 55 a. Blocks and Zones 55 b. Building Use Organization 5607. Campus Districts................................................................................................................. 61 a. Introduction 61 b. Mixed Use Center 63 c. West Side Residential District 68 d. East Side District 7008. Design Development Guidelines...................................................................................... 77 a. Urban Design Guidelines 77 b. Architectural Guidelines 80 c. Surface Parking Guidelines 87 d. Open Space and Landscape Guidelines 89 e. Signage and Wayfinding Guidelines 100 f. Sustainability Guidelines 10209. Implementation ................................................................................................................ 109 a. Phasing 109 b. Site Costing 109 c. Funding 110 d. Deal Structure Recommendations 116 e. Next Steps 11910. Acknowledgements........................................................................................................... 123APPENDIX Development Program Site Cost Estimate Financial Analysis DisclaimerVOLUME 2: MIXED USE - MARKET AND FINANCIAL ANALYSISVOLUME 3: STUDENT HOUSING - MARKET AND FINANCIAL ANALYSISVOLUME 4: MEETING MINUTES
  3. 3. 01 EXECUTIVE SUMMARY
  4. 4. 01. Executive Summary The Core Mixed Use Plaza01. EXECUTIVE SUMMARYLouisiana State University is embarking on than merely passing by, a visitor will be strucka project to transform the Nicholson Drive with a powerful impression, a sense of entry, aCorridor; the largest underdeveloped tract of feeling of ‘wow, I have arrived.’University property remaining that is adjacent The first phase of this redevelopment projectto the campus core. This project will turn begins with the Nicholson Gateway project,what has traditionally been the back of the located in the northern segment of the Corridorcampus into an exciting new gateway district. between West Chimes Street and Skip BertmanIt will become a place that feels like a part of Drive. This 28-acre site includes a mixed usecampus, rather than a service oriented bypass. retail-housing center and a student residentialVacant and underutilized sites will house new district. The mixed use center creates a towncampus facilities and an improved landscape center environment that is designed to attractwill create a sense of arrival. The change will students, sports fans and the surroundingbe dramatic. Upon entering the campus, rather 1
  5. 5. Volume 1: Master Plancommunity. Located across the street and expands the campus amenities,from Tiger Stadium, it draws from and it upgrades an underperformingthe excitement and identity of LSU’s tract of land and to provide forrich football tradition, and is ideally future campus growth. All of thesesituated to draw in fans on their way improvements will greatly improveto the stadium. Its location also takes the vitality and visual quality ofadvantage of the drive-by traffic on the Corridor, as well as to supportNicholson Drive, and is within an easy student recruitment and retention.10-15 minute walk to most of the The Nicholson Gateway also playscore campus. The center will offer an a strategic role in connectingexciting active urban environment the campus with the community.with shopping, restaurants and Building on the FuturEBR Plan, itentertainment that complements creates a hub of activity that anchorsthe traditional campus activities—a the entire Nicholson Corridor fromplace to go for a bite to eat after the the LSU campus to downtown Batongame, between classes, or on the way Rouge. It also connects the campusto visit Mike the Tiger. to the river, creating the perfectNorth of the mixed use center, a new halfway point between commuterresidential district will replace the and game day lots, and the athleticold Nicholson Apartments. This new venues and core campus facilities.district will provide updated studenthousing for upperclassmen andgraduate students that is competitivewith off-site offerings. Designed ina traditional campus arrangement ofbuildings framing quadrangles andparks, it will extend the qualities ofthe core campus across NicholsonDrive. Both sides of the street willbe unified, and Nicholson Drive willfeel more like a drive passing throughcampus than a by-pass road thatdivides the campus.Nicholson Gateway serves themission of the University and itsprograms in a number of ways. Itsupports university housing programsby upgrading the existing housingstock. It supports the athleticsprogram by providing additional gameday parking and enhancing the gameday experience. It creates a newcampus town center that diversifies Relationship of LSU to Downtown2
  6. 6. 01. Executive SummaryNicholson Gateway Study Area 3
  7. 7. PLANNING02 PROCESS INFLUENCES
  8. 8. 02. Planning Process Influences Working Group Meeting02. PLANNING PROCESS INFLUENCESPlanning Process length of the campus property from WestIn March 2012, Louisiana State University Chimes Street to Burbank Drive. The eightinvited AECOM and its Design Team, including month planning process began in March 2012,Brailsford and Dunlavey (BD), Walker Parking, concluded in December 2012, and consistedand Grace and Hebert Architects, to develop of four phases: the Market Assessmenta Master Development Plan for the Nicholson and Programming phase, the Analysis andGateway. The purpose of the study was to Discovery phase, the Concept Explorationcreate specific recommendations for two key phase, and the Final Documentation phase.redevelopment sites within the NicholsonGateway: the former Alex Box Stadium site To oversee the work, the University assembledand the adjacent Nicholson Apartments. a Steering Committee and Working GroupThe study also considered more general including representatives from LSU Seniorrecommendations for the balance of the Leadership, the LSU Foundation, ResidentialNicholson Corridor, stretching along the entire Life, Student Groups, LSU Alumni Association, 7
  9. 9. Volume 1: Master Plan the Facility Design and Development The Market Assessment and Committee, Budget Planning and Programming phase consisted of a Accounting Services, Student Groups, three-month study, which included Facility Services, Planning, Design an analysis of of the local real and Construction, and the Tiger estate market, identification of Athletics Foundation. During the peer institution benchmarks and process, the Design Team met with a comparable development projects, broad cross section of stakeholders in and the development of the project’s a variety of formats, from small group program of uses. Equipped with the meetings and work sessions to town program findings, the Design Team hall style meetings that were open to developed three alternative options. the entire campus and surrounding These alternatives were explored community. Stakeholders included on site in a series of work sessions city agencies, FuturEBR, local elected using a physical model to test officials, local residents, LSU alumni, different building and open space student groups, faculty and staff. arrangements and explore various (For a full list of Nicholson Working locations for the program elements. Group participants, please refer to The best elements of these plans Acknowledgements Chapter 10). were then synthesized into the final plan, which was further refined and developed, including a cost estimate, phasing plan and financial analysis. Three Alternatives Explored During the Concept Phase Three Physical Models with Interchangeable Pieces were Prepared as an Interactive Tool for the Working Groups8
  10. 10. 02. Planning Process Influences Extend the Existing Campus Character Create a Sense of Arrival Create a New CenterGoals and Design Strategies • mprove the quality and use of the I CorridorDuring the initial stages of the study,the Steering Committee defined a »» Create a new center for theset of goals that would guide the campus and the surroundingdecision making process and define communitythe criteria for success. Originally, the »» Contribute to campus recruitmentimpetus for the project was to solve for University students, facultythe housing problem, both directly and staff Enhance the Game Day Experiencethrough the replacement of the aging »» Enhance the game dayand obsolete Nicholson Apartments, experience: retail/entertainment,and indirectly by capturing a portion improved environment forof the project profits to subsidize tailgating, convenient parking,graduate housing. However, the etc.scope of the project expanded as theUniversity realized the tremendous Design Strategiesredevelopment potential for the To accomplish these goals, a numberCorridor, and how improving its quality of design strategies were developedand use would serve a much broader Enhance the Everyday Experience and vetted with the Working Groupset of campus needs. and stakeholders including: • Create a new and magnificentGoals identity for the west side of the• Solve the housing problem campus »» Improve housing offerings, • Create a vibrant and active mixed attract/retain residents, use center accommodate growing population Extend the City 9
  11. 11. Volume 1: Master Plan• Improve connections across Nicholson Drive• Design the architecture and landscape of the Corridor so that it fits within and complements the overall character of the campus• Extend the quality of the campus core westward across Nicholson Drive• Prioritize movement of pedestrians and bikes both regionally and locally• Promote sustainable design strategies for buildings and sites• Design for both the game day and the everyday experience• Bring a human scale to the CorridorPlanning ContextThe Nicholson Gateway has bothregional and campus contextual Campus Contextsignificance. On a regional level, property, however, extends to RiverNicholson Drive provides a direct Road along the Mississippi Rivernorth-south connection into Baton levee, with Agricultural, VeterinaryRouge. The vehicular connection Science and Athletic uses dottingis strong, however there is sparse the landscape between the leveedevelopment along the Corridor. and the main part of the campus. ToAt a local scale, Nicholson Drive the west of Nicholson Drive, a railis an important transportation line and overhead power lines createlink between LSU and its campus visual barriers and limit vehicular andcontext. Due to its significance pedestrian traffic. On the west sideat multiple levels, development of Nicholson Drive lie the Nicholsonand transportation improvements Apartments, which have reached thealong Nicholson Drive (such as the end of their useful life and are slatedproposed street car) create not only for removal and replacement. Thislocal benefits for the University but student housing site, as well as thealso regional benefits that may spur former Alex Box Stadium site, arefurther development on the Corridor two of the primary focus areas of thisand improve the connection to study.downtown. In addition, this study focuses on longAt the campus level, the Nicholson term improvements to the CorridorCorridor at the LSU Campus is located and recommendations for future landat what is perceived as the western uses.edge of the campus. The Campus10
  12. 12. 02. Planning Process InfluencesSite AnalysisPrior to the creation of theredevelopment proposal, acomprehensive site analysis wasconducted to fully capture the currentopportunities and limitations ofthe study area. Analysis included amapping of drainage issues, utilities,and climatic factors such as sun andwind. The existing live oaks within thesite boundaries were also mappedand studied regarding their strongvisual effect.Site Topography and DrainageAnalyzing the site topography alongthe Nicholson Corridor revealedsome drainage issues. The old partof campus is the high point, anddrainage flows westward towardsthe Nicholson Corridor. To the westof Nicholson Drive, the railroadcreates a significant ridge line and Existing Oaksdrainage flows to the west and east,creating problematic low points along Existing Oaksand adjacent to the Corridor. A newpump station has been installedon the north side of campus as areliever. With the significant right-of-way along the Corridor, there isopportunity for sustainable stormwater strategies for drainage fromthe adjacent parcels. These includevegetated conveyance, bioswales andother sustainable drainage strategies. Existing Drainage 11
  13. 13. Volume 1: Master PlanClimatic ConditionsBecause of extreme weatherconditions at the LSU Campus,climatic comfort is something to beconsidered in the development ofthe project. Orienting buildings tocreate shade in public places, andlocating narrow corridors to capturebreezes will go a long way to enhancethe comfort of the outdoor spaces oncampus.Net Usable Land AreaThe 82-acre study area encompassesthe entire stretch of the NicholsonCorridor that falls within thecampus boundary. It stretches alittle over 1 mile along the lengthof Nicholson Drive from the NorthGate at West Chimes Street to about350 yards beyond the Burbank Driveintersection, west to the railroadtracks, and 50 to 200 yards east ofthe Nicholson Drive centerline not Climateincluding existing facilities. Thefirst phases of the project lie in thequadrant west of Nicholson Drive andnorth of Skip Bertman Drive. Overallthis area covers approximately 24.4acres, but the actual net or usableland area for development of 19 acresis smaller to allow for preservationof the existing live oaks. The net areafor the parcel west of NicholsonDrive and south of Skip Bertmanis 3.2 acres. This site was initiallyconsidered part of the NicholsonGateway Development Project, butlater removed once it was determinedis was not required to accommodatethe program. So it has been identifiedas an opportunity site and reservedfor future use. Net Usable Land Area12
  14. 14. 02. Planning Process InfluencesAesthetics and ViewsAn aesthetic analysis of the NicholsonCorridor includes recognition andrespect for the older desirable partsof the campus. Preserving the existingtrees is also an important visual 1 2 3factor for the Corridor, and the firststep in meeting the design strategy ofconnecting the new development tothe rest of the campus.The typical collegiate image on a 4 5 6university campus is, in its mostsimplistic form, large trees framingstately architecture with a foregroundof green space. At LSU, the oaktrees are significant elements thatdefine the overall character of thecampus. The oaks are numerousand significantly large. They create astrong sense of place and contributeto an enhanced, human-scaleenvironment with their shade anddappled light. The vertical trunksand horizontal canopies of the treesframe views as one drives through theNicholson Corridor.Along the Corridor, foreground viewsinclude expansive parking lots, viewsto sides of buildings, fencing andareas of unimproved landscape. Asthe Corridor develops in the futureand parking structures are realized,it is critically important for thevisual quality of the Corridor thatparking is pulled away from theedge of the parkway or screenedfrom view. Architecture should alsohave a significant façade facing theCorridor and the landscape shouldbe developed to create a pleasantforeground of stately trees and lawn.New structures should be oriented toaddress the street and set back intothe landscape. Views 13
  15. 15. Volume 1: Master PlanInfrastructureAlong Nicholson Drive between SkipBertman Drive and Chimes Street,adjacent sites are well served bycurrent utilities, with adequate supplyavailable for future development.Current supplies include an eight-inch water main and a six-inchgas main, which feed the existingNicholson Apartments. Portions ofthese existing service lines may beavailable for use in new facilities. TheApartments are also served by a six-inch sewer force main and telecomlines which run from Skip BertmanDrive along the railroad track right-of-way.Drainage from the Nicholson Gatewaysite is routed to a box culvert thatcrosses Nicholson Drive into theBernie Moore parking lot. It thenroutes south as it eventually outfallsinto Bayou Fountain. Several drainlines are scattered throughoutthe parcel to provide drainage tothe parking lots for the NicholsonApartments.A major utility corridor which onceserved the former Alex Box Stadiumtravels parallel to Skip BertmanDrive and feeds buildings west ofthe railroad track. A second utilitycorridor, which also includes aplanned pump station, runs fromthe south end of the football indoorpractice facility, across the railroadtrack and Nicholson Drive and alongthe south edge of the South Stadiumcommuter lots. The new Alex BoxStadium and adjacent facilities areserved by water, gas, sewer, andelectrical lines, which extend fromBurbank Drive, cross Nicholson Driveand the railroad track, and continuealong Gourrier Lane. Infrastructure14
  16. 16. 02. Planning Process Influences 15
  17. 17. 03 MARKET DEMAND
  18. 18. 03. MARKET DEMAND Undergraduate Student Enrollment Graduate Student Enrollment03. MARKET DEMANDMixed Use Market • In part due to Katrina, the Baton Rouge area has experienced a significant increaseThe market analysis framework outlines a in tourist visitation, with a total increasenumber of core metrics that will influence of $183 million in spending. Conversely,market response to the mixed use element spending by tourists in the Orleans Parishof the Nicholson Gateway project. At the decreased about $450 million.broadest level, our analysis reinforces theunique set of demographic conditions at play • LSU enrollment is a key driver of demand.across the greater Baton Rouge area, linked Total enrollment has been increasing sincein part with the residual impact of Hurricane 2009, with expectations to regain enrollmentKatrina. From 2000 to 2010, the Baton Rouge levels above 30,000 students potentiallyMetropolitan Area added about 96,500 new by 2014, in part through growth in graduateresidents, a rate of growth which was faster student enrollments. Interviews also suggestthan the US as a whole. The practical impact that over time, the LSU student populationof the hurricane was an essential spike in has shifted, with a growing increment of out-population growth in 2005 and 2006. By 2007, of-state students (see graphs above).population trends returned to longer-term • The third factor relates to the significantaverages. Presuming a future that continues a concentration of sporting venues withinreturn to long term averages, resulting annual walking distance of the Nicholson Gatewaypopulation growth trends points to demand Site. A review of LSU Athletics Departmentfor between 2,600 to 4,200 new housing units data points to a total of about 1 million visitsper year over the next 10 years. The study also per year to these venues, with about 60%identified other critical market drivers: associated with game day football at Tiger Stadium. Baseball represents an additional 21% of attendance. 19
  19. 19. Volume 1: Master PlanThe analysis also highlights a clearpolicy impact, which is that LSUhas stated their interest in seeingthe project be used to largelymeet university needs for studentapartments as well as for officespace. The one component that isexpected to be “market based” (andtherefore speculative) is retail.The Design Team also evaluatedseveral mixed use benchmarksaround other college campuses, witha specific focus on new projects thatare proximate to football stadiums.Identified benchmarks include: Scale Comparison: Eddy Street Commons, No tre Dame, South Bend, Indiana• Eddy Street Commons - University of Notre Dame – Project includes 90,000 sf retail, 82,000 sf office, 1,400 parking spaces, and 450 residential units.• South Campus Gateway - The Ohio State University – 70,000 sf office, 200 residential units, and 1,200 parking spaces.• Calhoun Street Marketplace - University of Cincinnati – 100,000 sf retail, 300 student apartments.Projects such as Eddy StreetCommons take advantage of their Scale Comparison: South Campus Gateway, The Ohio State University, Columbus , Ohiolocation near major sports venues byaligning the role of structured parkingto support game day events whileserving the everyday parking needsof a denser mixed used development.The mixed use element, whichincludes street level retail, officeand residential uses, complimentsthe game day activities, while thestructured parking allows for greaterdevelopment densities than wouldotherwise be feasable. Universitiestend to pursue these types of projectsfor several reasons, which extend Scale Comparison: Calhoun Street Marketplace, University of Cincinnati, Cincinnati, Ohio20
  20. 20. 03. MARKET DEMANDbeyond core questions of profitability:• The need to revitalize and reposition campus edges• The need to compete for students and grow endowments• The need to maximize cost recovery and / or revenue capture from existing assetsReal estate market support for theMixed Use program also builds froma review of real estate conditionslocally in residential, retail, andoffice segments. From a residentialstandpoint, the analysis reinforceda broader market, which is in bettershape than the country as a whole.Local real estate conditions showcontinued residential activity overthe past several years, despite therecession. Multi-family marketsare recovering from a surge in post-Katrina construction (2005-2006),with 2011 unit deliveries beginning to context. the potentials and challenges:approximate the long term average. That said, not all types of retail 1. Average retail rent levels across theProximate to campus, new projects development will work well for region have been unstable as of late.such as The Cottages, The Venue and Nicholson Gateway. Baton Rouge, like Class A rents, typically associatedNorthgate, and Northgate Apartments virtually all cities, is a competitive with new construction, are currentlyare setting the market, with 4BR marketplace and the recession falling in a $20 to $21 per square footrents of roughly $2,400 to $2,500 per has dampened demand for new range (NNN basis). Indications aremonth per unit. Although a significant construction. It is not in what is that these rents are arguably too softnumber of new units have been added traditionally considered an ideal to support new construction, at leastto competitive inventory, none are location for regionally-serving retail, at the average regional level.within walking distance to campus. as demonstrated by the fact that the 2. Vacancy levels around LSU andNicholson Gateway enjoys a number majority of regional-serving retail across the larger South Baton Rougeof competitive advantages due to is concentrated on the other side of submarket, defined by COSTAR,its easy access from Nicholson town, close to the highway. So for remain below regional levels.Drive, its walkable distance to the retail to succeed, it will need to be However, this may not necessarilycore campus, and its proximity to appropriately scaled and suited to the indicate lack of demand for retailTiger Stadium and the other venues target market. In short, it will require types not present in the submarket,in the Athletics District. There a special kind of development and a as indicated in the next point.is also precedence from similar special kind of developer; one that isdevelopments occurring around other oriented to LSU’s unique advantages 3. Analysis of retail spendingmajor universities across the country, and to the long term gain. potentials for local residents,some of which have a very similar employees and students points The following lists describe some of to considerable leakage of retail 21
  21. 21. Volume 1: Master Planspending to other areas in the region.This indicates Nicholson Gatewaymay be able to fill part of that gap byproviding certain offerings that aremissing from the marketplace.4. The uncertainty regarding retailmarket potentials relates to the factthat a number of tenants who wouldbe well suited for this project (UrbanOutfitters, for example) are alreadyin the market. Therefore the amountof retail that is available to Nicholsondevelopment will very much dependon the particular developer and theirability to attract suitable tenants. Scale Comparison: Champions Square, Mercedes-Benz Superdome, New OrleansProgram implications for NicholsonGateway were determined for retail,residential, and office activity.Specific outputs are noted inChapter 9: Implementation. Themarket assessment also evaluateduses such as hotel and cinema,but found that market support wasmore constrained. Discussions alsoconsidered other attractions, such asa museum, with a similarly unclearmarket response.The market review also looked atopportunities to develop a defined Scale Comparison: ATT Plaza, American Airlines Center, Dallas, Texasplaza space, with a clear pedestrianconnection to Tiger Stadium andother local attractions. A keydriver for the plaza is the goal ofcreating opportunities for enhancedsponsorship and advertising, as wellas donations. The effort looked atother programmed plazas linked withprojects, including Champions Square(New Orleans), American AirlinesCenter (Dallas), Westgate City Center(Glendale, AZ), and Nokia Plaza (LA).These plazas are all deliberately Scale Comparison: Nokia Plaza, Los Angeles, California22
  22. 22. 03. MARKET DEMANDscaled and heavily programmed housing analysis, a peer institution market research and financialspaces. They provide pedestrian benchmarking comparison, and an analysis highlight developmentconnectivity with local sports venues assembly of student preferences opportunities for LSU in studentas well as other entertainment, through focus group sessions and a housing as well as some challenges.dining, and retail opportunities. web-based survey. LSU currently captures more than • Program Definition: A proprietaryStudent Housing 70% of first-year students in on- Demand Based Programming campus housing at LSU. However, on-The student housing analysis process (“DBP”) model provided campus housing only accommodatesincorporated the following steps to quantitative information 11% of sophomores and 4% of juniorsensure that project objectives were about demand patterns and and seniors. The attrition betweenbeing achieved: student preferences. The DBP on-campus housing freshman year• Project Initiation: A strategic process translated demand into and the following years is significant visioning session provided a programmable spaces for the and has encouraged the development broad understanding of the respective project components. of private, off-campus properties University’s culture, objectives, A recommended development to support the increasing student mission and vision as related to the program was analyzed to achieve housing demand coming from redevelopment project and future supply and demand reconciliation. enrollment growth. campus development. • Financial Analysis Phasing There are many housing alternatives• Market Research: The market Strategy: A financial model was available to LSU students who research component of this study used to analyze the operating desire to live off campus. Property included local market analysis as requirements of the various project managers consider students a key well as a comparison to regional components. The model tested a target market and advertise directly and national trends in higher variety of development phasing to them with competitive pricing, education and the development concepts and deal structures. aggressive marketing campaigns, industry. Research included an The following results of the in-depth on- and off-campus student Student Housing 23
  23. 23. Volume 1: Master Planlease incentives, and desired Undergraduatesamenities. While some upper-division Institution Living on Campusstudents indicated a desire to live on University of Illinois at Urbana-Champaign 50%campus during focus group sessions, University of Maryland 44%the limited housing supply and more University of Nebraska 41%affordable apartments offered in thehighly competitive off-campus market Iowa State University 39%are able to draw sophomores, juniors, Virginia Polytechnic Institute 36%and seniors away from on-campus Purdue University 35%housing. University of Tennessee 35% North Carolina State University 32%Due to LSU’s focus on housing University of Georgia 30%freshman students and the large off- Colorado State University 24%campus market supply, the Universityhas accepted the off-campus Kansas State University 24%market as supplemental housing for Texas AM University 13%upper-division students; however, Peer Averages 34%the University has an opportunity Louisiana State University 24%to accommodate a larger portion of Variance (9.6%)upper-division students on campus if Campus Housing Capture Rate Comparisonupper-division housing is determinedto be critical to the studentexperience. LSU’s peer institutionshave already started accommodating Current Potential Maximuma larger percentage of the student Class Enrollment* Capture Capture Potentialpopulation in on-campus housing, Rate Rate Demandas shown in the Campus Housing Freshmen 5,182 78.0% 78.0% 4,042Capture Rate Comparison chart. Sophomores 3,976 11.0% 30.7% 1,222The survey results and the Demand- Juniors 4,621 5.5% 21.5% 994Based Programming model indicate Seniors 5,928 3.5% 20.2% 1,199that demand exists for additional on- Graduates 3,117 18.0% 12.4% 387campus housing for upper-division Gross 22,824 24.1% 34.4% 7,844students. As noted in the 2011 LSU DemandHousing Demand chart, LSU has the Current LSU Supply 6,086opportunity to develop additional Surplus (Deficit) (1,758)housing for sophomores, juniors, and *Spring 2012 LSU Enrollment Spring 2012 LSU Housing Demand Source: LSU Budget and Planningseniors.It is important to note that housingdemand for graduate studentsdeclines from an 18% current capturerate to a 12.4% potential capturerate. Currently, graduate students livein the old and affordable NicholsonApartments. Since the NicholsonApartments do not have debt, theUniversity can afford to keep rental24
  24. 24. 03. MARKET DEMANDrates affordable to satisfy the price- New Recommended Recommendedsensitive graduate population. While Class Beds Bed Type Development Number ofthere is a desire to live in graduate Demand Zone Bedshousing, the prices required to Sophomores 430 Super Suites TBD 415support a new development are E W Campustoo expensive for many graduate Sophomores 380 Apartments 380 Apartmentsstudents. Since LSU has a mission- Sophomores 810 795based objective to accommodategraduate students in on-campus Juniors 325 Apartments Zone D1 286housing, the University will need to Seniorssubsidize the rental rates for graduate Juniors Apartments Zone E 91students to make the housing more Seniorsaffordable and thus more attractive. Juniors 380 Apartments Zone C 339 SeniorsThe following program was identified Juniors for new student housing in Nicholson 705 716 SeniorsGateway: Graduates 250 Apartments Zone D2 247• There is currently surplus demand Graduates 90 Apartments Zone E 97 for approximately 800 sophomore Graduates 340 344 students, made up primarily Nicholson Gateway - Proposed Student Housing Program of super suites (430 beds) and apartments (380 beds). the west side of Nicholson, with a portion of the beds being located We recommend building in close proximity to the mixed-use approximately 415 new super suite development. beds to accommodate demand. Given the lack of kitchens in super • New graduate beds would replace suite units, these beds should be the existing graduate beds in located near available dining. Nicholson Apartments. We recommend that the East To replace the demolished beds Campus Apartments and West at Nicholson Apartments, LSU Campus Apartments be converted should develop approximately to sophomore housing, and to 340 apartment beds dedicated to relocate the juniors and seniors graduate students. who currently live in ECA and WCA into the new Nicholson Gateway development.• There is currently a surplus demand for approximately 700 junior and senior students, comprised primarily of apartment beds. The surplus demand includes the students who would be relocated from ECA and WCA. These beds should be located on 25
  25. 25. PARKING:04 ISSUES BEST PRACTICES
  26. 26. 04. PARKING: ISSUES AND BEST PRACTICES Planning Diagram for Future Parking Structures04. PARKING: ISSUES AND BEST PRACTICESIntroduction may also relate to an unwillingness to walk a distance from abundant parking, which isA critical component for the redevelopment typically now at the periphery of campus.of the Nicholson Corridor is vehicular access,circulation and parking. The following Special events create another special need forparagraphs outline LSU’s parking issues, traffic access and parking. In addition to theparking and access precedents from other typical day during a school year, a universitysimilar universities, and recommendations in has numerous special events, which createrelation to the redevelopment plans proposed. other demands on the system. These events range from a small conference held at theLSU Issues Student Union, to weekly sporting events toTraffic and Parking huge events such as home football games.Traffic at and around LSU is typical of a major Access, circulation and parking for each ofuniversity environment. The class schedule, these events are unique. The common threadvolume of students and limited roadway is people in cars wanting to get to campus atcapacities makes for a difficult commute to a certain time and park as close as possible toand journey through the campus. the event venue.Parking is often a contentious issue. The Different user groupsperceived “lack” of parking comes from being The university environment attracts a varietyaccustomed to parking very nearby, such as in of User Groups to campus unlike any othera high school parking lot. Parking complaints major generator. Students may live on campus 29
  27. 27. Volume 1: Master Plan Parking Replacement Diagram30
  28. 28. 04. PARKING: ISSUES AND BEST PRACTICESor off campus. They may walk, take addition, the Corps of Engineers has Developer agreement. While notthe shuttle, car pool, use a single an active participation near campus having 100% control of the parkingoccupant vehicle or ride a bike. They along the Mississippi River levee asset, the University is assuming it’smay have classes during the day or system. primacy through the developmentnight throughout the week. agreement, and under those terms Recommendations can dictate what type of parkingFaculty and staff are very similar in Parking associated with the should be developed, what type oftheir transportation characteristics Nicholson Apartment complex will be OM responsibilities each party willas students. Their variable modes of removed and replaced with parking to have, and to what degree revenue willaccess and need to be on campus are support the new housing district. The be shared between the developer andbeyond the typical 9 to 5 timeframe. new parking will be located to the rear the University. of the development, hidden from viewAdministrators have some special and will serve as a buffer between the Additionally, The Design Teamneeds. They may have a typical office housing and the railroad tracks. recommends a phased developmentschedule, but also may have added of parking facilities. As newresponsibilities for meetings and Redeveloped lots that currently development is built, parking iscoordination with departments, support game day parking will be displaced, and added as necessarycolleges, dignitaries and legislators. replaced with structured parking. The in new locations to accommodateTheir need to move about campus game day spaces will ‘share’ parking additional demands generated byin a convenient way under time normally designated for non-game new development. This could alsoconstraints must be recognized. day uses. This includes approximately serve as a continuation of the general 250 spaces of game day spaces peripheral parking concept.Visitors are also important to on long term lease, but not theconsider. From delivery people, to balance of the Alex Box Lot that is on Access and revenue control needsparents, business people dealing temporary lease and is scheduled to to be thought through as the projectwith University issues, to the general expire before the start of the project. is more fully developed. Initialpublic who may be “just visiting “, they improvements to Nicholson andtoo have needs for access, circulation Structured parking within the connections to adjacent streetsand parking. Nicholson Gateway, though not a should incorporate access points revenue generator, will enable a for new and future anticipatedThe Community more intense redevelopment of the development. In addition accessLSU is within the jurisdiction of site. The primary parking deck in the and revenue control equipmentseveral local and state institutions Nicholson Gateway Development fits needs to be explored to ensurewhich govern day to day operations in with the 2003 LSU Master Plan, the compatibility of universityof the community surrounding the which proposed 4 primary structures wide systems as it relates tocampus. This includes the City and at the perimeter of the core campus communication, control of access andParish of East Baton Rouge and to accommodate commuter parking auditability or the fees generated bythe State DOTD (Department of displaced from the campus core, the facilities.Transportation and Development). It creating a new bank of game dayis critical to engage and coordinate parking that is proximate to thewith these agencies, especially as stadium and other venues in theit relates to utilities, drainage and Athletics District.roadway infrastructure that abuts orpenetrates the campus. Under the development scenario presented for the Nicholson CorridorThe CSX rail road is also a neighbor redevelopment, the Design Team’swith active trackage along the recommendation would be a win /winwestern border of campus. In for the university under the Master 31
  29. 29. NICHOLSON05 CORRIDOR FRAMEWORK PLAN
  30. 30. W Chimes St Dr ium tad hS N ortSkip B ertma n Dr South Stadiu m Dr Nich olso n Dr ive E xt Ni ch ols on r D Gourrier Ln Bu rba nk Dr Illustrative Plan
  31. 31. 05. NICHOLSON CORRIDOR FRAMEWORK PLAN05. NICHOLSON CORRIDOR FRAMEWORK PLANIntroduction Corridor and support the City’s overall vision for Nicholson Drive.The Nicholson Drive Corridor presents anextraordinary opportunity for Louisiana State For the purpose of the study, the MasterUniversity to transform the under-utilized Development Plan defines an 82 acre studywestern portion of campus, which primarily area that includes both sides of Nicholsonconsists of large parking lots, obsolete Drive, extending one mile from the North Gatefacilities, and a lackluster landscape, into an at Chimes Street to just beyond the Burbankattractive campus district that extends the Drive intersection. The study area is borderedqualities of the campus core. The character by the railroad tracks to the west and extendsof Nicholson Drive itself can be transformed approximately 600 feet from the centerlinefrom an auto-dominated highway that divides of the road. Within this district, the primarythe two sides of the road, to a campus street focus of the study is defined by the 24 acresthat feels like it is part of the campus; one that on the west side of Nicholson Drive, boundedunifies both sides of the street with improved by the railroad tracks, Chimes Street, andcrossings and strong streetscape identity. Skip Bertman. This area is called Nicholson Gateway.The Corridor also presents an extraordinaryopportunity for the City of Baton Rouge to This chapter describes the rationale andimprove one of the primary routes connecting proposed improvements for the Corridor studythe downtown to the campus. Redevelopment area and Chapter 08 describes additionalplans are already in place under the FuturEBR details for the improvements around Nicholsonto promote development and streetscape Gateway.improvements, and number of developmentprojects are either in place or in the planningphases. The LSU redevelopment initiativereinforces the City’s efforts to revitalize the 35
  32. 32. Volume 1: Master PlanLand Use and Organization Housing sites have also been reserved stakeholder discussions include the on the east side of Nicholson, south of following:The Nicholson Corridor has been Skip Bertman Drive. These sites hadidentified as having the potential 1. The site adjacent to the Field House been identified in earlier studies dueto better serve the University by has the potential to significantly to their proximity to the campus core.improving the campus image along enhance the campus gateway Since student housing sites closeNicholson Drive and identifying sites experience and to strengthen the to the core campus are generallythat can accommodate future facility connectivity between the Nicholson prioritized over commuter parking,needs. The following uses were Gateway project and the core campus. some of these sites may necessitateconsidered within the study area: This site could be suitable for a the displacement of commuter number of different uses includingParking parking. The additional parking need residential, athletic, student services,Currently, surface parking is the can be accommodated in nearby or other university affiliated uses.dominant land use within the Corridor structured parking or in remote Additional detail can be found instudy area. Parking serves a valuable parking. Chapter 7.purpose for game day visitors and Mixed Usecommuters. It has a relatively low cost 2. The site on the south west corner The Nicholson Gateway projectand high return, and will continue of Nicholson Drive and Skip Bertman includes a mixed use core areato be a valuable use in the Corridor. Drive could be a candidate for uses consisting of retail, universityHowever, because of the Corridor’s such as a new sports or natural affiliated office, and student andproximity to the campus core and history museum. These uses would university affiliated housing. Basedgreat access through Nicholson Drive, have synergies with the mixed use on the program developed from thecertain sites are better suited for center across the street, however market analysis, approximately 10facilities that support the campus they have not yet identified funding acres have been reserved for this use,growth needs. This is especially or programming. This site would also which will be configured in a compacttrue for the Nicholson Gateway need a strategy to accommodate town center style environment. Theredevelopment area. displaced game day parking. location was selected because ofTo accommodate these new uses, the its prime location at the corner of 3. The site at the southern corner ofgeneral approach for this study has Nicholson Drive and Skip Bertman Burbank Drive and Nicholson Drivebeen to provide replacement game Drive which provides excellent could be a candidate for a future retailday parking at a 1:1 ratio or better, visibility and benefits from the or visitor center.with the exception of temporary lots proximity to Tiger Stadium and gamesuch as the former Alex Box site. day pedestrian traffic from the west 4. The site at the southeast corner ofReplacement parking will either be campus parking lots. Nicholson Drive and Skip Bertman.accommodated in parking structures It would become available once theor in surface lots supporting new uses Opportunity Sites large commuter deck behind it wasthat are not required during game day Four sites within the study area completed and it could replace theevents. are ‘opportunity sites’ due to their displaced parking. location advantages and adequateResidential parcel size. However since noThe northern portion of the Nicholson specific or immediate need has beenGateway project replaces the identified, these sites can continueobsolete graduate housing complex to be used for parking or reservedwith new housing for graduates and as open space until new facilitiesupperclassmen. are required. Some possible uses that were suggested during the36
  33. 33. 05. NICHOLSON CORRIDOR FRAMEWORK PLANOpen SpaceCertain areas have been reservedfor open space, creating placesfor recreational activities andcontributing to the campus image.South of Skip Bertman, generousparking and development setbackspreserve green space for tailgatingduring baseball and football events,and contribute to the parkwaycharacter of Nicholson Drive. Theopen space at North Gate providesrecreational opportunities for theadjacent student housing andcontributes to the sense of arrival tothe campus. Land Use 37
  34. 34. Volume 1: Master Plan Gateway Experience38
  35. 35. 05. NICHOLSON CORRIDOR FRAMEWORK PLANDesign Concept and Character within an entertainment center and facades close to the street. Along with the parkway / tailgate green south of a major view of the existing stadium,The physical design and image for Skip Bertman Drive. there will be a multi-functional /a campus is critically important for multi-purpose plaza space.recruitment of high level students, The northern segment of the Corridorfaculty and researchers. The campus is characterized by campus buildings The southern segment of the parkwayenvironment is not only the first within a green setting. The feeling of assumes a parkway characterimpression for visitors but sets the entry into the campus is accentuated that further enhances the campusatmosphere for future recruit’s life by the contrasting environments. image. With the addition of trees andon the campus. Currently, Nicholson North of Chimes, the Corridor is tightly landscaping, and a requirement toDrive is characterized as a parkway, framed with three-story buildings and have a generous setback for futurealthough it has some issues: minimal setbacks. South of Chimes, buildings, the parkway has thefragmented pedestrian and bicycle the landscape immediately opens to potential to not only significantlycirculation, old rundown buildings, an open campus with buildings set in improve the campus charactera foreground of parking lots, and a park like setting. During early work but also expand and improve thealthough there is a large stand of sessions, stakeholders came to a tailgating area for the sportingoak trees, the landscape needs general consensus that the campus venues.substantial improvements. In general community has an affinity for thethere is an overall lack of composition building organization and characterin the Corridor that one would expect of Highland Drive, which runs throughfor a major university. the center of campus. Building upon the strong stands of existing oaks inThe design concept for the Nicholson the Nicholson Corridor, the characterGateway originates from the goals, of Highland Drive exemplifies thedesign principles, land use and traditional image of LSU, definedprogram organization developed in as ‘stately architecture framed bymeetings with the working group large trees with a foreground ofand stakeholders. Repositioning the green space’. This image led to theNicholson Gateway from its current organization of the buildings andidentity as the edge of campus, to a character for the northern portion ofvibrant new corridor is to think beyond Nicholson Gateway.the gateway thresholds to create asequence of episodes encompassing The middle section of the Corridor isthe entire Corridor from Chimes the Mixed Use Core and is more urbanStreet to the Gourrier / Burbank in character. This area is intended tointersections. The preliminary become a vibrant center for not onlyprogramming workshops with the the campus community but also theWorking Group and stakeholders put community at large. The center isin place the overall land use structure, intended to have an urban feel anddescribed in the previous section. includes restaurants with outdoorThis land plan subsequently sets dining, campus related retail, offices,the stage for an episodic experience some housing, and parking to supportalong the Corridor. There are three not only day-to-day needs but alsomain segments to the gateway major athletic events. There will beexperience to create this episodic a distinct character change as aexperience. From north to south visitor enters the core traveling alongthe episodes are: campus buildings Nicholson Drive. The density willwithin a green setting, core retail be high, with highly visible building 39
  36. 36. Volume 1: Master PlanOpen Space SystemsProviding a connected network andvariety of open spaces for the campuscommunity is critical to the quality ofcampus life. The open space systemfor the Nicholson Corridor falls undertypologies that serve both functionaland social needs. The vehicular andpedestrian circulation systems alongwith the building organizations arethe armatures that position the openspaces. The types of open spacesfor the Nicholson Corridor includeparkways, quadrangles, plazas, Green Campus Character in Housing Districtpromenades and multi-purpose greenspaces described on the followingpages. Vibrant Mixed Use Center Tailgate Green40
  37. 37. 05. NICHOLSON CORRIDOR FRAMEWORK PLAN Landscape Types 41
  38. 38. Volume 1: Master Plan Strong Canopy of Trees to Enhance the Parkway CharacterNicholson Drive ParkwayAlthough still a major thoroughfare,Nicholson Drive should have anenhanced park-like atmosphere.The plan proposes widening themedian and narrowing the pavementby reducing travel lane widthsand eliminating on-street parking.Multimodal pathways will beintroduced outside the treeline onboth sides of the road. Additionalplanting will help screen surfaceparking. The street is a significantpublic space for the campus andis envisioned to become a major Foreground of Greenspace with Stately Architecturepedestrian north /south circulator.In addition, the right-of-way can beutilized for tailgating.42
  39. 39. 05. NICHOLSON CORRIDOR FRAMEWORK PLAN Quadrangle Space for InteractionQuadranglesThe quadrangles for the NicholsonCorridor are primarily associatedwith the new housing blocks andare not only intended as an image-setting device but also serve animportant social function for studentlife. The quadrangles are defined by‘U’-shaped buildings that face thestreet. The buildings encapsulatethe quadrangle space with a statelyarchitectural façade. The Quadsare public spaces although theyare defined in such a way that theyappear to be for students only. The Quadrangle Space for Socializationquadrangle spaces are primarily events, impromptu social gatheringslawn with circulation, which are and recreation. Large shade treesorganized on desire lines linking dot the Quad’s open space to providebuilding entries to primary campus a strong canopy not only framingcirculation corridors. The lawn is open the architecture but also providingand flexible to allow for multipurpose comfort for the space. 43
  40. 40. Volume 1: Master Plan Plaza Spaces as an Extension of a Interior Social SpacePlazasPlazas are gathering spaces locatedat key points in the Corridor. Plazasare heavily used activity spacesfor events, outdoor dining and/orgathering and socializing. The mainplaza for the Nicholson Corridor isin the mixed use area. This is a largeplaza that is anticipated to haveoutdoor dining as a retail edge butis primarily set up to be a platformfor multi-purpose events. Theplaza could potentially have a waterfountain, major art piece or otheranimated feature to enliven the plaza Plaza Spaces for Multipurpose Activitiesduring non-event times. A secondplaza is located on the east side of small café associated with the plazas located in the Corridor atNicholson Drive at the end of the housing. The plaza is located on major pedestrian areas. These plazaspedestrian promenade. This space the shady side of the building and are intended to have colorful paving,is intended as a student gathering could be enlivened with moveable seating, lighting and either overheadspace with potential for food and tables and chairs, umbrellas and canopies or trees for shade.coffee carts or a more permanent small gardens. There are other small44
  41. 41. 05. NICHOLSON CORRIDOR FRAMEWORK PLAN Potential for the Promenade to Become a Flexible Green CorridorPromenadeA significant connective open spacepromenade is anticipated to belocated where the existing tenniscourts reside just north of theMaddox Fieldhouse. The promenadewill become the main pedestriancirculation connection from the newhousing blocks along Nicholson to themain part of campus. The promenadehas the potential to become anexciting experiential walkway withseating elements, gardens, rotatingtemporary or permanent art orinterpretive elements that describe,for example, the academic discoveriesthat have been made at the university. Potential for the Promenade to Become a Themed Walk 45
  42. 42. Volume 1: Master PlanCirculation SystemsImproved connectivity is one ofthe primary themes of the MasterDevelopment Plan both across andalong the Nicholson Drive. CurrentlyNicholson Drive functions morelike a by-pass road than a campusdrive. In its current state, the roadwould isolate the Nicholson Gatewaydevelopment from the rest of thecampus. To successfully repositionthe Corridor, both sides of the streetneed to feel connected, and befunctionally and programmaticallyconnected and unified. This sectionidentifies proposed improvements fortraffic, transit, bikes and pedestrians.Regional AccessNicholson Drive (LA 30) is a regionalarterial roadway between US 61 inAscension Parish to GovernmentStreet in Downtown Baton Rouge, LA.It is the largest of three north-southcorridors that traverse through theLSU campus. It is connected at eachend of the roadway by Interstate 10and serves as a major north-southroadway through the southern partof the Baton Rouge metropolitanarea. The roadway provides several Regional Access and Future Improvementsfunctions. First, it is a major truckcorridor that serves several chemicalplants and industrial sites along theMississippi River south of BatonRouge. Due to the location of theseindustrial facilities, Nicholson Drivesees a significant amount of trucktraffic that is directed through theLSU campus. Second, it serves as amain artery for off-campus students,faculty and staff who live mainlysouth of campus. It also is a majorcorridor for those who commutethrough campus to Downtown BatonRouge. Lastly, it provides accessto many of the campus’ sports46
  43. 43. 05. NICHOLSON CORRIDOR FRAMEWORK PLANfacilities and commuter parking The FuturEBR Comprehensive Master north and south of Skip Bertmanlots, which on football and baseball Plan also has proposed several Drive. In the southern segment,game days are central focal points projects that will affect the corridor. the plan adds two rotaries—one atfor tailgating activities on campus. While these projects are part of the Burbank Drive and one at NicholsonSouth of the LSU campus, at the Plan, they have no source of funding Extension. The rotaries cause trafficintersection of Burbank Drive, another at this time. Roadway projects to slow and contribute to a sense ofmajor parallel corridor funnels include the widening of Gourrier Drive, entry to the campus. Because of theadditional traffic to Nicholson Drive River Road, and Oklahoma Street. high traffic volumes, these rotariesas it traverses through campus. In addition, there would be planned require two lanes and a large radius.Nicholson Extension also provides improvements to the Nicholson Because of this, the scale of theseaccess between Nicholson Drive Drive/Highland Road off-ramp from rotaries is well suited to the opennessand Highland Road. These two eastbound Interstate 10 to the of the parkway, but too large forintersections feed a significant Mississippi River Bridge. This could the constrained northern segment.amount of traffic to Nicholson Drive potentially redirect truck traffic from A new pedestrian crossing will beas it moves north through campus. Nicholson Drive to River Road within located between the two rotaries, the limits of the LSU Campus. Other and be signaled with a HAWK light.Several recent and future projects roadway projects include widening HAWK lights are manually activatedwill affect traffic along Nicholson Nicholson Drive to four lanes from pedestrian traffic signals that areDrive in the near future. Projects Lee Drive to the Iberville Parish Line. mounted overhead to they are morecompleted recently include the The Plan also identified Nicholson obvious to vehicular traffic. The HAWKwidening of Burbank Drive from Lee Drive as one of the corridors in its is particularly helpful for baseballDrive to Siegen Lane and the widening “Great Streets” program which is games where fans move betweenof Siegen Lane from Burbank Drive designed to revitalize Nicholson Drive the Alex Box Stadium, the east sideto Perkins Road. The combination from the LSU Campus to Downtown parking and the tailgating area.of these two projects effectively Baton Rouge through streetscapecreate a four lane arterial loop from North of Skip Bertman Drive, the improvements and street orientedLSU around the rapidly developing existing signal at North Stadium Drive redevelopment.southern Baton Rouge to Sherwood serves a new entry to the mixed useForest Boulevard which provides Nicholson Drive district. At this location, two newaccess to Interstates 10 and 12 and The new and improved Nicholson HAWK lights are aligned with majorconnects the roadway to the northern Drive assumes two distinct characters pathways to the core campus. PerBaton Rouge communities of Central as it passes through the study area. the LADOT plan, the light at Westand Greenwell Springs. It is also North of Skip Bertman Drive, it is a Roosevelt is relocated to Aster Street,expected that the recently opened divided four-lane boulevard which is and the median at Chimes is closed.L’Auberge Hotel and Casino and tightly defined by the live oak canopyother off campus student housing and the median tree line. This spacedevelopments will continue to is designed to create a compressedincrease traffic along Nicholson Drive feeling that causes drivers to takeand Burbank Drive. notice and slow down. Nicholson Drive south of Skip Bertman DriveFuture roadway projects proposed assumes the character of a broaderalong Nicholson Drive will provide a parkway with generous setbacks andfour lane roadway from LSU to Lee an open and expansive landscapeDrive. This project is highlighted in right-of-way edge.the Green Light Plan, a transportationimprovements plan funded by a ½ Accordingly, the plan adopts twocent sales tax. different traffic control strategies 47
  44. 44. Volume 1: Master Plan Traffic Controls48
  45. 45. 05. NICHOLSON CORRIDOR FRAMEWORK PLANStreet NetworkThe Nicholson gateway street networkcreates an urban style street grid inthe mixed use section with narrowtwo lane streets and on-streetparking. These roads are designed tocreate an intimate urban feel and theyare defined by a continuous buildingedge with active retail frontage. Thestreets incorporate on-street parking,which buffers pedestrians from trafficand creates a more comfortablesidewalk experience. The on-streetparking configuration also provides“teaser” parking to draw in shopperslooking for “front door” parking.The plan introduces a new streetextending from North Stadium Driveat Nicholson to Skip Bertman Drivenear the railroad tracks. The purposeof this street is to provide easy accessfor businesses and residents toparking within the development. Thedesign of the road allows for throughtraffic, but only at slower speeds. Asecond street runs north and south,parallel to Nicholson Drive. This streetis lined with retail storefronts andapartments above to create a MainStreet feel. Two access streets arelocated north of North Stadium whichserve parking lots on the westernedge of the development; one at theend of the Main Street and second atthe midpoint between Chimes Streetand North Stadium Drive. The parkinglots also allow for a traffic route thatruns from the main parking structurenorth to Wyoming Street, and allowstraffic exiting the garage to bypass asegment of Nicholson Drive. Street Grid Diagram 49
  46. 46. Volume 1: Master Plan Center Median Street Car Outside Traffic Lane Street Car Proposed Street Car Route Through CampusTransit proposed redesign of Nicholson DriveThe LSU Tiger Trail System provides is designed to accommodate theconvenient access between streetcar either in the median or in aNicholson Gateway, West Campus shared travel lane.and Downtown Baton Rouge. TheDowntown/Vet trail route travels fromthe School of Veterinary Medicine onWest Campus, along Skip BertmanDrive and South Stadium Drive. It thenloops back on North Stadium Driveand travels north along NicholsonDrive to Downtown.The FuturEBR plan proposes astreetcar that would link DowntownBaton Rouge to the LSU campus in thefirst phase, with a future phase thatwould extend the route eastward toPerkins Rowe, a major retail shoppingarea located on Perkins Street onthe east side of town. Althoughthe streetcar is not yet funded, the50
  47. 47. 05. NICHOLSON CORRIDOR FRAMEWORK PLANBike CirculationTwelve foot wide, multi-purposepathways will align on both sidesof Nicholson Drive, providing acontinuous connection along theCorridor. South of Skip Bertman Drive,an off-road regional bike trail willconnect the levee trail running alongRiver Road, east along Skip BertmanRoad and south down NicholsonDrive to the Tigerland area. Northof Skip Bertman Drive, bike trafficis anticipated to be more local andcasual in nature and will mix withpedestrian traffic on the roadsidetrails and other campus pathways.Pedestrian CirculationThe Nicholson Drive roadside multi-purpose trails will also provide acontinuous route north-south throughthe Corridor. East-west pathwayswill extend and improve existing trailfrom the campus core, across thesignalized pedestrian crossings tothe Nicholson Gateway development.Within the housing portion of thedevelopment, the sidewalk networkfollows the pattern of a traditionalcampus quad, where paths areoriented informally along desire lines.In the mixed use center, sidewalks aretypically 16’ wide and run along bothsides of the street. In the southernsegment of Nicholson Drive, a newpedestrian walkway extends fromthe Alex Box stadium, across the Bike and Pedestrian Circulationrelocated rail crossing, and acrossNicholson Drive at the proposedHAWK light pedestrian crossing. 51
  48. 48. Volume 1: Master Plan52
  49. 49. NICHOLSON GATEWAY06 DEVELOPMENT PROGRAM
  50. 50. East Side DistrictWest SideResidential DistrictMixed Use Center Blocks and Zones
  51. 51. 06. Nicholson Gateway Development Program06. NICHOLSON GATEWAY DEVELOPMENT PROGRAMBlocks and ZonesThe program for the Nicholson Gateway project, which includes the Mixed Use Center and WestSide Residential District, is broken down into zones as defined in the table below. Across thestreet, the East Side District improvements would be developed separately by the University andare not included in the program. A detailed listing of the program is included in the Appendix.PhasingZones UnitsZone C / D1 / D2 - Student Housing 870 BedsZone A / F - Office Space (Sq Ft) 110,100 SFZone E - Market Apartments 89 UnitsZone E - Retail Space (Sq Ft) 79,400 SFZone E / F- Parking 1,894 spacesZone F: Retail Space 58,300 SFZone E / F- Upper class Apartments 370 Beds 55
  52. 52. Volume 1: Master Plan Building Use DiagramBuilding Use OrganizationBuilding uses include mixed use(residential over retail), office,residential, and parking.56
  53. 53. 06. Nicholson Gateway Development ProgramRetailOfficeHousingParking 57
  54. 54. 07 CAMPUS DISTRICTS
  55. 55. East Side DistrictWest SideResidentialDistrict Mixed Use Center Three Zones of Nicholson Gateway
  56. 56. 07. CAMPUS DISTRICTS Mixed Use Center07. CAMPUS DISTRICTSIntroductionThe Nicholson Gateway development project The East Side District includeswill be the first phase in the University’s recommendations for the open spaces aroundinitiative to redevelop the Nicholson Corridor. the Natatorium and Field House includingLocated across the street from Tiger Stadium, the tennis courts and tennis stadium, parkingthe project limits are defined by Skip Bertman lots, and lawn areas. These improvementsDrive to the south, the railroad tracks to the are designed to complement the Nicholsonwest, West Chimes Street to the north, and Gateway Project by improving connectivity withNicholson Drive to the east, including the the main campus and accommodating futureadjacent Nicholson Drive improvements. The program needs. However, the program for thisproject consists of two districts: the Mixed Use area has not been determined and this districtCenter which is located in the southern portion is not part of the development project.of the site where the former Alex Box Stadiumonce stood; and the West Side ResidentialDistrict, which will replace the existingNicholson Apartments. 61
  57. 57. Volume 1: Master Plan Mixed Use Plaza Rendering 10’ 10’ 130’ - 160’ DRIVE DRIVE 15’ MULTI-PURPOSE PLAZA LANE LANE 8’ SIDEWALK PARKING Mixed Use Plaza Section62

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