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    Nicholson gateway final 12 31 2012 a Nicholson gateway final 12 31 2012 a Document Transcript

    • VOLUME 1: MASTER PLANNICHOLSONGATEWAYLouisiana State University December 2012 In association with: Grace & Hebert Architects Brailsford & Dunlavey Walker Parking
    • 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
    • 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
    • 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
    • 01. Executive SummaryNicholson Gateway Study Area 3
    • 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 (B&D), 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
    • 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
    • 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
    • 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
    • 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
    • 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
    • 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
    • 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
    • 02. Planning Process & Influences 15
    • 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
    • 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
    • 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
    • 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: AT&T 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
    • 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
    • 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 A&M 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
    • 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
    • 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
    • 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 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 O&M 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
    • 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
    • 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
    • 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
    • 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
    • Volume 1: Master Plan Gateway Experience38
    • 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
    • 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
    • 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
    • 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
    • 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
    • 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
    • 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
    • 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
    • Volume 1: Master Plan Traffic Controls48
    • 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
    • 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
    • 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
    • Volume 1: Master Plan52
    • East Side DistrictWest SideResidential DistrictMixed Use Center Blocks and Zones
    • 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
    • Volume 1: Master Plan Building Use DiagramBuilding Use OrganizationBuilding uses include mixed use(residential over retail), office,residential, and parking.56
    • 06. Nicholson Gateway Development ProgramRetailOfficeHousingParking 57
    • East Side DistrictWest SideResidentialDistrict Mixed Use Center Three Zones of Nicholson Gateway
    • 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
    • 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
    • 07. CAMPUS DISTRICTSMixed Use CenterThe mixed use center creates anew town center/university village Nicon the west side of campus. It holsbrings together a mix of retail, on Drestaurants, and entertainment rivecomplemented by housing and Parking Main Soffice space in a compact street Railroaoriented environment. Development treetis organized around a simple street dnetwork and central plaza, andis designed to accommodate the Central Plazaanticipated program demand of137,700 gross square feet of retail; 89units of university affiliated housingfor faculty and staff; 110,100 grosssquare feet of university affiliatedoffice space; and 369 studentapartment beds. Parking Found ation B uilding Skip B ertman Drive Mixed Use Center Central Plaza arcade which provides shade and The central plaza is the iconic heart shelter from the elements. The plaza of Nicholson Gateway, bringing is sized to accommodate a range of students, neighborhood residents, events such as game day activities faculty, staff, visitors, and sports or small concerts, while still feeling fans together into an exciting and comfortable for non-programmed dynamic urban environment. The everyday use. The entire plaza is plaza is framed on three sides with paved to maximize flexibility and retail shops and restaurants, and allow for a range of activities. The opens to the east with views to North plaza could potentially have a water Stadium Drive and Tiger Stadium. fountain, major art piece or other The plaza includes café-style seating animated feature to enliven the space areas and is ringed by a continuous during non event times. 63
    • Volume 1: Master Plan Main Street Bird’s EyeFoundation Building/South Block accommodates visitor and VIP parking parking lots through the central plazaLocated prominently at the corner of and doubles as a multi-functional on their way to the core campus. ANicholson Drive and Skip Bertman plaza space. 400-car parking structure locatedDrive, the Foundation Building in the interior of the block serves Adjacent to the Foundation Building,anchors the southern end of the the adjacent housing, and can be a mixed use retail/housing buildingproject and creates a strong visual accessed directly from Skip Bertman frames the edge of the block facingmarker from the southern approach. Drive and from the new entry drive. Nicholson Drive and the southernThe four story building provides The façade of the parking structure edge of the central plaza, with a four60,000 square feet of office space facing Skip Bertman Drive is designed story building containing ground floorfor the University Foundation as well to screen the cars and integrate retail with faculty/staff apartmentsas other university affiliated users. with the architecture of the adjacent above. A row of 3-story townhouse-The building’s primary entrance is Foundation Building. apartments frames the west end oforiented towards Skip Bertman Drive the block which shields the parkinggiving the building a distinct identity behind.while remaining part of the overalldistrict. A small café or other retail These townhouses provide anuse on the corner facing Nicholson alternative apartment configurationDrive capitalizes on the excellent that helps to attract a broaderdrive-by visibility, and provides active housing market. The block curvesretail use that complement the other towards Skip Bertman Drive in aretail activity in the district. A small gesture that invites and channelsparking court behind the building pedestrian traffic from the western64
    • 07. CAMPUS DISTRICTS Vibrant Retail Street Mixed Use Center 65
    • Volume 1: Master Plan Main Street Bird’s EyeMain Street/Northern BlocksNorth of the central plaza, a new tracks with vehicular access points“main street” extends the retail from the north and south ends. Theactivity northward, terminating at the primary pedestrian access to thecampus residential district and the parking is located along Main Street,connection back to Nicholson Drive. which channels pedestrian trafficThe street is framed on both sides past the shops and restaurants on thewith four-story buildings with three way to the Central Plaza.levels of student apartments over South of the primary parkingground floor retail. Storefronts will structure stands a second officefeature an array of activities including building containing approximatelyrestaurants, shops, and cultural 50,000 sf of university affiliated officefacilities that contribute to a lively space over ground floor retail. Givenand interesting sidewalk experience. its less prominent location, it wouldThe tree-lined walks are wide enough be best suited for back office space,to comfortably accommodate such as uses located in the campussidewalk cafés and public art core that can be better served on thedisplays. periphery.The primary parking structure islocated behind the main streetdevelopment, alongside the railroad66
    • Volume 1: Master Plan West Side Residential District Eye Level RenderingWest Side District carefully sited to preserve themThe West Side Residential District wherever possible.replaces the existing Nicholson The quad spaces serve as outdoorApartment complex with a mix social spaces for students what willof graduate and upperclassmen bring activity and visual vibrancyapartments. Three “U” shaped to enhance the Corridor’s image.courtyard buildings house a They contribute to the traditionaltotal of 870 beds. The residential collegiate feel of the district andbuildings are organized around large provide opportunities for recreationalquadrangle spaces facing Nicholson activities like pick up sports andDrive creating a traditional campus volleyball, as well as being a generalopen space arrangement that is much hang-out space for the residents.like the campus core. The courtyardscontribute to the park-like setting of A 640 space parking lot is locatedthe corridor, and create a welcoming behind the housing away from viewgesture that makes the housing feel from Nicholson Drive. The parkingmore a part of the campus rather provides convenient access to thethan a separate development. The housing and provides a buffer to thelandscape draws on the distinctive railroad tracks.charm and character of the liveoak trees, and buildings have been68
    • 07. CAMPUS DISTRICTS West Side Residential Bird’s Eye ViewHousing Nicholson Drive Opportunity Site Housing g Housin West Side Residential District Plan 69
    • Volume 1: Master Plan Open Space PromenadeEast Side District Promenade A new open space promenadeThe East Side district includes the will replace the existing bank ofopen spaces east of Nicholson tennis courts between the MaddoxDrive around the Natatorium and Fieldhouse and the Natatorium. TheFieldhouse. Critically situated promenade will connect the campusbetween the Core Campus and core with the West Side Residentialthe Nicholson Drive Corridor, the District and will become an excitingEast Side District has tremendous experiential walkway with seatingpotential to enhance the pedestrian elements, gardens, rotating temporaryconnections while accommodating or permanent art, or interpretivefuture programmatic needs. elements that describe, for example, the academic discoveries that have been made at the university.70
    • 07. CAMPUS DISTRICTS View from above the West Side Housing looking east down the Promenade.ParkingA new 1,200 car parking structure isplanned for the former softball sitebehind the Natatorium. This parkingwill accommodate existing parkingdemand for residents, athletics,commuters, and game day events,while providing capacity for future Natatoriumdevelopment. Parking Promenade Housing Nicholson Drive Opportunity Fieldhouse Site Housing East Side District, Detail Plan 71
    • Volume 1: Master Plan View from North Gate looking south down Nicholson Drive. The yellow building on the left represents a potential future building site.Opportunity SiteThe lawn area west of the Maddox • Create a continuous architecturalField House presents an extraordinary edge fronting the open space in frontfuture development site. Although of the Natatoriuma specific program has not beendetermined, this site is an excellent • Capitalize on is strategic positioncandidate for any number of uses due at the end of the promenade,to its proximity to the core campus, by coordinating entries andvisibility from Nicholson Drive, programming outdoor plaza spacesand accessibility to parking once in order to attract pedestrian activitythe parking structure is complete. and create a destination.Regardless of use, the building should • Service entries and parking shouldbe designed to contribute to its be located to the rear of building andcontext by incorporating the following away from the street.considerations:• Create a sense of threshold byhaving architecture define both sidesof Nicholson Drive. The east sidearchitecture should complement thescale and character of the west sidearchitecture.72
    • 07. CAMPUS DISTRICTSThree scenarios were considered forthe East Side District OpportunitySite: enhanced green space,university housing, or universityaffiliated.The enhanced open space scenario,replaces the lawn area and parkingin front of the Field House with anew park that is framed by trees.The landscape helps to maskthe unattractive architecture ofthe Field House and enhance theoverall appearance of the corridor.Because this option lacks the activitygenerated by building entries, it is Scenario 1- Enhanced Open Spacedesigned to operate as a passive parkspace.The university housing scenario sitesa “U” shape residential building thatopens onto Nicholson Drive. Thisconfiguration mirrors the west sidehousing, which helps to unify the twosides of the street, and to define theopen space in front of the Natatorium.A four story residential building withthis configuration can accommodateapproximately 400 beds of studenthousing.The university affiliated scenariotested the footprint for a larger Scenario 2- University Housingfacility of undetermined use. The ideais that a properly sited and designedbuilding can accommodate a numberof different uses while contributing tothe surrounding context. This optionillustrates a 60,000 sf building on 2floors. Scenario 3- University Affiliated Use 73
    • 08. Design & Development Guidelines Build to Lines08. DESIGN & DEVELOPMENT GUIDELINES character is maintained.Urban Design GuidelinesThe purpose of the design and development Building Setbacks and Build-to Linesguidelines are to inform the design and review Setback buildings to avoid the dripline of theprocess by providing recommendations related live oak trees.to dimensions, form and materials. Recognizingthat the Plan may be altered to adjust to West Side Residential: minimum setback fromspecific development proposals, it is useful Nicholson Drive ROW (assuming 80’ wide) is 80’.to recognize some consistent principles and Mixed Use: typical setback from Nicholsona consistent design approach. Although the Drive ROW; typical roadway setback; setbackdetails may change, the basic outcome and along Skip Bertman Drive. 77
    • Volume 1: Master PlanBuilding HeightsBuildings are high enough in the towncenter portion to create a comfortablyscaled street.In the West Side Residential, the 4story scale is typical of most of thecampus architecture and tall enoughto define the quadrangle.Generally, most buildings within theNicholson Gateway Developmentare 4 stories high; however buildingheights will vary since residential,retail, and office require differentfloor to floor heights. So, for instancean office building at 4 stories mightaverage 60’ to top of parapet, while a4 story apartment building might be40’ to the top. Some variety in heightis attractive because it helps to breakdown the massing of the block.Landmark features can also becreated by introducing tallerarchitectural elements, often incombination with special façadeaccents that emphasize importantlocations in the plan such as buildingentries, street corners, and theterminations of view corners. Building Height78
    • 08. Design & Development GuidelinesBuilding Entries and OrientationBuilding fronts should be oriented toaddress the street or public spacewith primary facades and entries.The diagram at the right providesan example of appropriate buildinglocations, where retail entriesare located along the sidewalk orpublic space along with residentiallobbies, with service entries tothe sides or rear where they canbe concealed from view along theprimary pedestrian routes. The actualnumber and precise location will varydepending on actual developmentproposal.Urban Street Types and CharacterThe streets for the Nicholson Corridorfall into several types, not just interms of volume and width, butalso street character which is animportant contributor to the campusimage. The principal street type in theCorridor is Nicholson Drive, which is amajor thoroughfare; it varies in widthand character as it flows throughcampus. The second street type arethe retail streets in the core mixed-use district and the third type arethe streets that access the housingblocks. Entries and Orientation 79
    • Volume 1: Master Plan View of Mixed Use Center Looking NorthArchitectural Guidelines expression, since the goal is to create from a more progressive expression a more dynamic and urban experience in order to set the district apart,The architectural character of the that is quite distinct though however a more traditional characterdistricts can draw from two equally complementary to the traditional might also be preferred since it isvalid approaches, to emulate the campus experience. Also, the town set in a more traditional campustraditional architecture of the campus center district is new to the campus environment and should feel a partin the neo-traditional northern and will be unique to Nicholson of the campus core. Either way, therenaissance style, or to complement Gateway so it is appropriate to housing on both sides of Nicholsonthe campus with architecture that broaden the architectural vocabulary should utilize the same generalis slightly more progressive while to draw from urban places as well as expression to provide unity andstill being compatible with the campus places. But certain users reinforce the impression of drivingoverall architectural character of the may prefer the more traditional through a district rather than betweencampus. Because Nicholson Gateway aesthetic and because both two districts.is located on the campus periphery, approaches are compatible, it isthere is some degree of flexibility in The following section provides possible to combine the two and stillterms of how closely the style and examples of architectural elements achieve an attractive and cohesivecharacter of the architecture needs and materials that are appropriate for district. In fact, the combination canto conform to the traditional campus the building types found within the yield more variety and interest.style and standards. district including: mixed use, office, The student apartments in the north townhouse, student apartment, andGenerally, the mixed use core is and east districts may also benefit parking structure.better suited to a more contemporary80
    • 08. Design & Development GuidelinesMixed UseMixed Use buildings are designed toaccommodate retail such as shops,restaurants, small businesses,galleries, and other uses; and upperfloors containing residential oroffice space. Street level spacestypically feature storefronts toprovide transparency to the groundfloor. Residential lobbies arealso integrated into the groundfloor to provide access to theupper levels. Larger retailers willrequire deeper footprints than theresidential buildings above, creating Mixed Use Architecture Exampleopportunities for roof terraces. Mixed Use Architecture Example Mixed Use Architecture Example 81
    • Volume 1: Master PlanTown HousesThe town houses consist of 2 storyunits stacked over 1 story groundfloor units, each with their own entryto the exterior. Townhouse Architecture Example Townhouse Architecture Example Townhouse Architecture Example82
    • 08. Design & Development GuidelinesStudent ApartmentsStudent apartments are typically 4story walk-up buildings configured asopen “U” shaped courtyard buildings.Each building is served by a primarylobby with access from the front andrear. Student Apartment Architecture Example Student Apartment Architecture Example Student Apartment Architecture Example 83
    • Volume 1: Master PlanOfficeOffice buildings are distinct frommixed use because they have little tono ground floor retail. They typicallyhave a single lobby and a single mainentry point. They typically have adeeper footprint than residentialbuildings. Office Architecture Example Office Architecture Example Office Architecture Example84
    • 08. Design & Development GuidelinesParking StructuresThe parking structures in the districtare either located in the interior ofthe block, or hidden from view. Anyexposed facades should be designedto shield parking and to integrate withthe surrounding architecture. Parking Structure Architecture Example Parking Structure Architecture Example 85
    • Volume 1: Master PlanMaterialsThe material palette of NicholsonGateway needs to maintain highquality and durable materialscomparable with UniversityStandards.• Roofs may be flat or sloped. Acceptable materials for sloped roofs include clay tile or standing metal seam.• Walls should be warm sandstone or buff. Acceptable materials include: Stucco Wall Material Example stucco, brick, concrete and metal panels.• Windows: clear, non-reflective glass. Roof, Wall and Window Example Warm Colors of Stucco and Brick86
    • 08. Design & Development GuidelinesSurface Parking GuidelinesThe treatments for surface parking forthe Nicholson Corridor falls into twocategories; proposed new parking andexisting parking lot improvements.New parking in the proposed Corridorshall fall behind architecture so thereis an architectural façade and lawnfacing the Corridor at all times. Tohave views across expansive parkinglots in the Corridor is extremelydiscouraged because it does notinterface with the proposed newimage for the Nicholson Corridor Parking Lot with a Strong Tree Canopyor a campus image in general. Newparking lots shall have trees every 45’on center to create a strong shadecanopy for not only environmentalcomfort but to mitigate heat islandeffects. The trees shall be in plantedislands with significant planting areafor the tree type, or if space is limitedcurbed planters can be used that areboth planter and bumper stops. Theminimum planter size shall be 6’x6’for a medium sized tree. Large treeswill need a significantly larger planterin order to thrive unless silva cellsor some other pavement supported Curbless Lotsystem to create root volume area areemployed. Permeable paving systemsor curbless parking lots with bumperstops that sheet drain to bioswalecleansing systems are stronglyencouraged.There are existing trees that arebeing preserved in the parking areabehind the housing west of Nicholson.The planting area for these treesshould be evaluated with the campusarborist but the paving at a minimumshould not extend into the drip line ofthe existing trees. The trees shouldbe protected and monitored by thecampus arborist during construction. Shady Parking Lot 87
    • Volume 1: Master PlanFor existing parking lots that willbe fixed for a long period of time,adding tree plantings at 45 feet oncenter should be evaluated withnew improvements or upgrades topotentially improve the campus imagealong the Corridor. At the very leastadditional live oaks should be addedto the Nicholson edge of parkingareas along with a low, consistenthedge or wall of approximately 3 feetin height to screen foreground viewsof parking areas.Berming is discouraged althoughthere may be a case for berming andlandform in some instances. Potential to Transplant Large Oaks88
    • 08. Design & Development Guidelines Section View - Nicholson Character Between Chimes and North Stadium DriveOpen Space and LandscapeGuidelinesNorth Section of Nicholson DriveNicholson Drive between Chimesand Skip Bertman is currently a4-lane boulevard with segments ofparallel parking lanes on each side.The drive is difficult for pedestriansto cross and has heavy car and trucktraffic that tends to drive over thespeed limit. When one drives onNicholson through the campus thereis not a perception that you are ona college campus that is rampantwith pedestrians and bicycles, whichmakes safety a critical issue. Theguidelines for Nicholson Drive are not Parkway Character with Buildings Set Backonly intended to set the character ofthe Corridor creating an identity ofa drive that is on a college campus,but also to make the drive safer tocross. Although Nicholson Drivecarries the designation of a StateHighway, meetings with LDOT hasresulted in preliminary agreementto make alterations. NicholsonDrive through campus can be madesafer and slower by narrowing andcompressing the Corridor, removingthe parallel parking on both sides,narrowing the drive lanes to 11 feetin width, widening the median tocreate a greener Corridor and adding Parkway Character with Buildings Set Back 89
    • Volume 1: Master Planadditional tree plantings. It hasbeen proven that by compressingand creating a more residentialfeel to the street space traffic willinherently slow down. In addition,highly visible signaled crossings withtextured walking surfaces will beadded at locations along Nicholsonwhich will slow traffic and providesafer crossings for pedestrians. It isanticipated that this new compressedand green character will carry fromChimes to North Stadium Driveand then change to a more urbancharacter in association with the newmixed use center. Vibrant StreetMixed-Use Section of NicholsonDriveAt the Mixed-Use Center, Nicholsonwill transition to not having a medianand it will become more open to retail,athletic venues and activities. Themore urban and open atmospherewill relate to an image of the center ofactivity as intended. If budget allows,colorful pedestrian pavers or coloredconcrete used for the retail centercould extend across Nicholson, whichwould further invigorate the image ofthe center. Vibrant Plaza Section - Nicholson Drive between Skip Bertman Drive and North Stadium Drive looking north90
    • 08. Design & Development GuidelinesCore Area StreetsThe streets in the core mixed-use area are intended to have thevibrancy of an urban street withon street parking, colorful paving,architecturally distinctive lighting,new amenities and street trees. Thestreets will have two 11 foot laneswith parallel parking lanes on eachside. The streets will have curb andgutter for drainage and both thepedestrian and vehicular paving areintended to be colorful pavers orcolored concrete to create a strongand vibrant identity for the district.The lighting and amenities shouldbe consistent with the NicholsonDrive amenities described. The street Vibrant Core Area Streettrees should be a consistent light andlacy textured urban tree with a highcanopy that contrasts with the oaksand does not create a dense crownthat will screen the retail. The treeopenings shall be as large as possibleto provide air and water to the rootsystem but not impede pedestrianflow. The tree pits could either becovered with tree grates or havea small curb to prevent tramplingand be planted with colorful andflowering plant materials, althoughthe treatment should be consistentthroughout the Corridor. Elements that Create Human ScaleThe streets that connect the housingblocks are simple streets thatconnect from Nicholson Drive tothe parking on the west side of thehousing buildings. The streets are twolanes with short term parallel parkingon each side. The streets will havea detached pedestrian sidewalk onboth sides that connect to the main 10.0 10.0circulation paths on Nicholson Drive. 8.0 8.0The streets shall be lined with treesthat are light and lacy, in contrast tothe live oaks on Nicholson Drive. Section - Retail Street 91
    • Volume 1: Master Plan 11’ 11’ WIDTH VARIES 11’ 11’ DRIVE LANE DRIVE LANE WIDENED MEDIAN DRIVE LANE DRIVE LANE Section - South Street Green Tailgate GreenParkway / Tailgate Green Section of of Nicholson Drive are designed toNicholson Drive not only slow traffic and facilitateThe southern segment of Nicholson circulation, but also to add to theDrive from Skip Bertman Drive to campus image. The roundabouts havethe Burbank / Gourier intersection is the potential to include gateway levelintended to have a parkway character. monumentation (see signage section)The street will include four traffic and significant tree plantings thatlanes, a wide median, and significant serve to promote and extend the LSU Multi-Modal Pathsetbacks to development edges. It campus image.will be lined with strong stands of location and width). The walkwayslive oaks as a continuation of the Nicholson Drive Pedestrian Paths will be a minimum of 8’ wide, concretecharacter in the northern segment of Nicholson Drive is also intended to and have curb depressions at all roadNicholson Drive. have multi-modal (pedestrian and crossing for disabled access. The bicycle) circulation set back from the multi-modal path will be the armatureThe the two new 2-lane roundabouts street that parallels the Corridor (see for connections to all the majorproposed for the southern segment the circulation section for description, Nicholson Drive pedestrian crossings.92
    • 08. Design & Development GuidelinesNicholson Corridor AmenitiesIt is also critical that Nicholson Drivehave upgraded amenities to go alongwith the new intended image for thewest side of the campus. This wouldinclude street lighting with bannerhardware for advertising of eventsand pageantry, pedestrian lighting tobring a human scale to the Corridor aswell as pedestrian safety at night andsite furnishings including benches,recycling receptacles and bicycleracks. The amenities should have anew contemporary look and bring aproprietary language of elements that Amenities with University Identificationare in harmony with the architecturaldevelopment of the Corridor. Theamenities could have both Universityidentification and donor recognition ifthe University elects to raise funds bydonor funded amenities. 93
    • Volume 1: Master PlanOpen SpaceGuidelines for the Nicholson Corridoropen spaces are intended to guide thequality, use and feel of the proposedopen space types. The open spacetypologies for the Nicholson Corridorare the Quadrangles, Plazas, Multi-Purpose Recreational Spaces, theTailgate Green and major connectiveopen spaces. Student PlazaPlazasPlazas are also an important openspace type for the Nicholson Corridor.Plazas are intended to be intensiveuse open spaces that need theresilience of a hard surface to besuccessful. Intended uses can be forlarge events and formal gatheringsto informal and impromptu socialfunctions. Plaza spaces should have awarm colored paving of either coloredconcrete or pavers. Amenities shouldbe moveable tables and chairs toallow for a variety of arrangementsfrom large gatherings to sitting alone.Shade should be provided througha strong tree canopy, permanent Student Plazatrellises, fabric structures or shadeumbrellas. If the space is intendedfor large events, the plaza shouldbe animated with water, lighting orart features that make the spacefeel comfortable during non-eventtimes, while being arranged to permitlarge gatherings. Lighting should below-level or pedestrian-level to bringhuman scale to the spaces. Carefullyselect fixtures to avoid unpleasantglare.94
    • 08. Design & Development GuidelinesQuadranglesThe Quadrangle spaces are themost significant open spaces inthe Corridor, not only for setting thecampus identity for the Corridorbut also providing an importantsocial function for the students.The Quadrangle spaces shall besimple lawn surfaces with 6 footconcrete pathways that lead frombuilding entries to crossings orfollow major desire lines. Becauseof the floodplain, the Quadranglespaces may need to be elevated. The Multi-Purpose Quadrangle Spacespaces should sheet drain but beperceived as flat and level with thebuilding finish floor elevation. Thismay necessitate a low retaining wallat the edge of the Quadrangle spacethat ties to the architecture. Thiswould be advantageous by providing aseparation from the street landscapecreating the perception of a privatespace although the space is notintended to be gated. The Quadranglespaces should be populated withrandomly spaced live oaks that arepotentially transplanted if a locationof an oak becomes problematic forconstruction. Foundation plantings Multi-Purpose Quadrangle Spaceat the base of buildings shouldbe evaluated based on the final pavers with a warm color and naturalarchitectural expression if the need stone texture. Moveable tables andfor screening or softening of the chairs with either a permanent trellisfoundation is necessary. Foundation or umbrellas should also be providedplanting should be limited to low for shade. A large singular oak couldshrubs, perennials and groundcovers. also be considered. Low level lightingIf found necessary, foundation shall also be provided for nighttimeplantings should be simply organized. use. Misters and permanent outdoorThe Quadrangle spaces may contain fans may also be considered toa small indoor/outdoor plaza if provide comfort and extend the life ofthere is a groundfloor student area the space.planned at the base of the building.The plaza should be directly adjacentto a student public area, sizedappropriately and contained by ahedge. Paving should be concrete unit 95
    • Volume 1: Master PlanMulti-Purpose Recreational SpacesMulti-purpose open spaces areplanned for the Nicholson Corridorand are spaces that are intendedfor students for informal events andrecreational activities. Much like aflexible open green park, the spacesare open lawn areas with the absenceof obstructions. The major multi-purpose recreational spaces for theNicholson Corridor are present at theChimes gateway. These spaces areimportant for setting the characterimage of the Corridor as a gatewayexperience of entering and campusatmosphere. The open green space Recreationon the east heading south just pastChimes is an existing lawn but hasthe potential to be upgraded withreinforced athletic turf to make amore resilient surface for recreationalactivities and to inhibit erosion. TheNatatorium should be screened bya double row of columnar trees toprovide a more pleasant view andbackdrop to the open space. As theCorridor develops, the long term fateof the Natatorium building shouldbe evaluated. If a new building isproposed for the site, then the façadethat faces the green space should be Recreationa significant image setting façade.If the Natatorium is to remain fora number of years then a doublerow of trees to screen the façadeis recommended. The green spacewest of Nicholson Drive just south ofWest Chimes Street will need to bedeveloped as existing buildings areremoved. It is intended to save theexisting oaks and replenish the lawnarea in this area to create a flexiblepark space. Recreation96
    • 08. Design & Development Guidelines View of the Pedestrian PromenadeConnective Open Space Promenade an exciting experiential walkway with seating elements, gardens, There is a major connective open rotating temporary or permanentspace promenade planned between art or interpretive elementsthe Maddox Fieldhouse and the that describe, for example, theNatatorium at the current location academic discoveries that haveof the existing tennis courts. The been made at the university. It ispromenade is intended to be a major recommended that the Universityexperiential connector between the go through a working group andmain part of campus and the new stakeholder process with thehousing blocks. The promenade is selected consultant to formulateenvisioned to be a double concrete the theme for the promenade.walkway separated by a green space The amenities for the promenadeat the center. The green space should should be consistent with thebe considered as rooms separated amenities chosen for the Nicholsonby crossing pathways to define the Gateway and include, seating,rooms. The rooms shall be surrounded recycling receptacles and bicycleby evenly spaced rows of finely racks. The lighting should be lowtextured trees to contrast with the level and pedestrian level lightinglive oaks that are omnipresent on consistent with the new fixturescampus to add to the identity of the chosen for the Nicholson Gateway.promenade. The character of the An alternative to this approachpromenade has the potential to be 97
    • Volume 1: Master Planwould be that the promenade has itsown proprietary language of elementsif a strong theme, as mentionedabove, is chosen. The amenitiescould relate to the theme, giving theCorridor a stronger identity. The ideathough is for the promenade to beharmonious with either a campustheme or a new theme and not tobecome a mishmash of elements thatdilute the promenade’s potential tobecome a significant and memorablespace on campus. Promenade as a Discovery Walk Promenade as an Art Walk98
    • 08. Design & Development GuidelinesTailgate GreensAs the Nicholson Corridor developsit is intended that Nicholson Drivesouth of Skip Bertman become aparkway with buildings set backat least 150 feet from the edge ofNicholson. The parkway shall belined with live oaks to continue thecharacter of Nicholson north of SkipBertman. The 150 foot right of wayarea should be planted with lawnand there is potential to be a majorconveyance or bioswale near the edgeof the road. With this significant lawnspace and its adjacency to sportingvenues there is great potential for thelawn space to be used for tailgatingfor both football and baseball events. Parkway Tailgating 99
    • Volume 1: Master Plan LSU Campus Wayfinding Signage Guideline ExcerptSignage and Wayfinding Large Format Digital ScreensGuidelines Large Format Digital Screens areSignage is another element that can exciting devices that are usuallyadd a layer to the Nicholson Gateway associated with sporting venuesto further enhance the image. A on college campuses. These largewell planned and designed signage screens can enliven the campussystem has the potential to not only through enthusiastic imagery relatedsolve directional communication to athletic events such as replaysproblems but be identity elements of special athletic achievements,that contribute to the overall campus upcoming contests and individualaesthetic. The signage and wayfinding athlete’s profiles, for example. Theelements that are anticipated to fall imagery can also be associated withinto the Nicholson Corridor fall into advertising and can bring revenuethe following categories: Large Format to the University. In the NicholsonDigital Screens, University Gateway Gateway the core retail area is theIdentification Signage, Vehicular only place for this kind of device. TheWayfinding Signage and Pedestrian screen would ideally be mounted atWayfinding Signage. the second level of a facade facing the main plaza.100
    • 08. Design & Development GuidelinesUniversity Gateway, Vehicular andPedestrian SignageIn view of the fact that LSU isubiquitous with large beautiful oaktrees, it is recommended that tocontrast the verticality of the forestof oak trunks that signage in the LSU Wayfinding Signage Guideline ExcerptCorridor be low slung and horizontalin character. The signs should bestone or another high end materialthat is consistent with the statelinessof the University. Gateway signagewould be the most monumental,followed by Vehicular signageand Pedestrian. It is anticipatedthat Gateway signage would beassociated with the new roundabouts,particularly at the Gourrier / Burbankintersection. The signs will beoriented towards the approachingroads and at an appropriate vehicularscale. Vehicular wayfinding signagewould be at a scale appropriate forvehicles as would pedestrian signage.All signage should conform with the Large Format Digital ScreenLSU Campus Wayfinding SignageGuidelines. 101
    • Volume 1: Master Plan Constructed WetlandsSustainability GuidelinesThe term “sustainable design” issometimes vague and misapplied.Because of this, the focus should bethat sustainable design strategiessupport the long-term successof the University while engagingLSU students and employees on apersonal level, making meaningfulconnections between daily lifeand larger issues of health, energy,materials, community and water.From the broad based planning levelto the small details, planning anddesign moves should be evaluatedthrough the lens of physically, sociallyand economically sustainable Bioswaleprinciples.Sustainability is not just aboutbuilding, but creating a campuscommunity that fosters inherently102
    • 08. Design & Development Guidelinesmore sustainable behavior; thereforeUniversity residents will use fewerresources, produce less waste andpollution and make healthier choicesin their lives. The goal should beto create multi-functional, highperformance systems that are holisticand integrated rather than thetraditional single focused and myopicdiscipline driven approach to planningand design.It is at the University’s discretionwhether projects should follow theLEED rating system and apply forcertification. In any event, LEEDguidelines are a good checklist forpossibilities to make projects moresustainable. LEED is a great resourcefor buildings however LEED falls shortwhen it comes to site and landscapeissues, which are a significant portionof the Nicholson Gateway. In thisrespect the American Society of Potential Stormwater Management for North HousingLandscape Architect’s SustainableSites Initiative Guidelines should bereferenced:http://www.sustainablesites.orgThese guidelines are morecomprehensive for site issuesand cover things like soils, waterand landscape maintenance moresignificantly than LEED.Here are some potential opportunitiesfor sustainable strategies for theNicholson Corridor beyond buildingsand from a site perspective that Bioretentionshould be evaluated as the projectprogresses:• Recycling demolished building materials• Minimizing impervious cover• On site storm water management – BMP’s, surface treatments for 103
    • Volume 1: Master Plan Solar Parking Shelters stormwater runoff, permeable paving systems, improve water quality• Reducing Heat Island through tree plantings• Light pollution reduction• Renewable energy – solar panel covering for parking bays• Systems that expand rooting Silva Cell volume for trees in an urban situation• Minimizing soils disturbance during construction and soil management plans to create healthy soil• Water conserving water features• A comprehensive maintenance program104
    • 08. Design & Development Guidelines Optimize natural light and indoor air qualityArchitectural Sustainability • Protect and conserve water;Sustainable design seeks to reduce • Enhance indoor environmentalnegative impacts on the environment, quality; andand the health and comfort of • Optimize operational andbuilding occupants, thereby maintenance practices.improving building performance. Thebasic objectives of sustainability Building design should integrate bestare to reduce consumption of non- practices for sustainability as definedrenewable resources, minimize by ASHREA 198.1 or the USGBC LEEDwaste, and create healthy, productive standards for new construction.environments.Sustainable design principles includethe ability to:• Optimize site potential;• Minimize non-renewable energy consumption;• Use environmentally preferable products; 105
    • Phasing
    • 09. Implementation09. IMPLEMENTATIONPhasing • Phase 4, opening in 2017 will complete the construction of the west side studentThe project implementation is broken into housing including a third 290 bed studentmultiple phases to facilitate staging and apartment building [Zone C].provide some flexibility for the market demand.The project financials assume a build out to • Phase 5, opening in 2017 will include thebe accomplished over the next five years from completion of the mixed use center if it is not2013 through 2017, though the actual timing completed in Phase 3.may vary based on market and universityhousing demand, funding, and developer Site Costinginterest. The method for site costing began with dividing the project areas up into phases and• Phase 1, opening in 2016 will include the developing site costs for each phase. Creating Foundation building [Zone A]. This will the phasing was vetted with the University so proceed as an independent project and not that demolition of old buildings works with the be a part of the Nicholson Gateway project University’s plan to manage housing relocation financial model. Since design is already and the construction of new buildings. The underway and the project will not require estimates were for construction cost only and State or University funding, it is likely to don not include escalation, administration, finish ahead of the rest of the project. permits, design or engineering soft costs.• Phase 2, opening in 2015 will include The estimates do include for each phase a the demolition of a portion of Nicholson percentage of construction cost for contractors Apartments and replacement with interim General Conditions, Bonds & Insurance surface parking [Zone F] which can be and Mobilization. At planning level a 20% utilized for game day events; as well as a new contingency for lack of detail was carried in the 290 bed student apartment building [Zone site costs for all phases. The costs included D2], and the demolition of existing housing rough area takeoffs and industry standard structures Zone D1. unit costs for Site Preparation, Demolition,• Phase 3, opening in 2016 will include a Infrastructure, Excavation and Grading second 290 bed student apartment building (including imported fill costs to bring the site [Zone D1] and the demolition of the student out of the flood plain), Paving and Surfacing, apartments in Zone C. This phase might Landscape Improvements, and allowances also include the construction of a 1,000 car for Signage and Amenities. The estimate parking deck [Zone F] depending on State spreadsheets are included in the appendix of Funding availability. Likewise, this phase this document. might include either a portion or the entire mixed use center [Zone E and F] depending on developer interest and market demand. For the purposes of the project financial model, only the portion of the mixed use center in Zone E was assumed for this phase. 109
    • Volume 1: Master PlanFundingFinancial ImplicationsThe financial program builds from thefollowing core market drivers:• The student housing component has apparent demand with “relatively” low risk.• The mixed use retail component has the clear potential to be successful, allowing for the timing of market response and tenant quality, both of which are project risks.• The program includes a significant amount of office space, a majority of which is proposed for University identified needs.• The program includes “University Affiliated / Market Rate Apartments” that would only be available for rent to University related personnel.• The project’s parking strategy includes a mix of surface lots and parking structures. While surface lots have the potential to be revenue positive, higher densities will drive need for parking structures, which are generally more expensive to build and operate.• With clear linkage between parking and game day income, the decision of who builds, owns, and operates these parking facilities is an important detail.110
    • 09. ImplementationAs part of the planning effort for Nicholson Gateway, the The Design Team alsoevaluated preliminary financial implications associated with the market-testedprogram highlighted below.Phasing 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 111
    • Volume 1: Master PlanThe modeling effort is based • Current 2012 rents for retail, partners.on current decisions regarding office, and residential activities, • The model includes an allowancethe development program and which are inflated to future years for replacement reserves, whichassumptions. Given that several of occurrence, based on proposed begin in the 2nd year of occupancycritical assumptions are still “in play”, absorption. for each component. The reserve isthis section of the report should be • No allowances are made for assumed at 5% of gross revenue onconsidered current as of December developers who are “bought out” an annual basis.17, 2012. Changes made after this during the 30-year holding period; a • The model identifies thedate have not been incorporated. long-term hold is presumed. need for either local or stateThe financial model is conceptual • Assumptions have been made for financial capacity (incentives orin nature, and subject to the Design site infrastructure costs as well appropriation) to fund specificTeam’s limiting terms and conditions. as improvements to the Nicholson infrastructure costs, relatedIt has been built from takeoffs Corridor. Specific cost estimates to public site improvements,for gross floor area and site size, shown on the following pages enhancements to Nicholson, oras defined in the evolving Master generally include streetscape and development of parking assets.Development Plan. As such, precise pedestrian improvements along At present, the State of Louisianafloor plans have not been developed, Nicholson Drive, but do exclude has not committed a specificso the team has made assumptions potential costs related to proposed appropriation to this project.for efficiency of building, unit, and traffic rotaries. • The model makes no assumptionparking space layouts. Mixed use • Mixed use construction costs are for the use of New Markets Taxprogram revenue assumptions were assumed at a premium to single use Credits, which if used, woulddeveloped by the Design Team; (i.e. student housing) construction otherwise reduce project equityStudent housing assumptions were costs. requirements.developed by Brailsford & Dunlavey • The phase II retail program is • The “market apartments” presume(B&D). speculative that renters will be universityThe financial model presumes a • The Master Development Plan affiliatedgeneralized “master developer” includes a definitive pedestrian • Year 1 of the project begins as ofownership structure, with LSU connection from the mixed use July 1, 2013participating directly or indirectly Plaza to North Stadium Drive. This • A two year construction period is(through a non-profit foundation), pedestrian route creates ample assumed for all project elementsalong with one or more developers. opportunities for sponsorship andThe intent of the model is simple donation opportunities; these have- to arrive at an estimate of net not been calculated, but couldoperating income after debt service be significant to project financialand assumed equity payouts to performance.participating developers payable • The model presumes that ato the University and / or a related developer will contribute equity andnon-profit entity. The analysis also debt to the project (25/75 split), andstresses that the university may receive a return currently estimatedchoose to move forward with this at 7% of invested project equity onproject for non-financial reasons, an annual basis over the forecastwhich will be summarized below. period. Looking forward, thisA number of critical assumptions percentage is a critical question,shaped the effort: which will need to be negotiated with prospective developer112
    • 09. ImplementationOutputs 2013 2014 2015 2016 2017 2018 2019Absorption Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7Zone C/D1/D2 – Student Housing 0 0 290 580 870 870 870Zone E/F - Apartments 0 0 0 203 203 369 369Zone E/F - Apartments 0 0 0 89 89 89 89Zone E/F – Office 0 0 0 0 0 50,100 50,100Zone E/F – Retail 0 0 0 79,400 79,400 137,700 137,700Zone E/F Parking 0 0 468 842 842 1,426 1,426 Baseline Model Absorption Summary 113
    • Volume 1: Master Plan 2012 Project 2012 Project Site 2012 Project Scenario Description Nicholson Infrastructure Costs Development Costs Improvement Costs No state appropriation, all infrastructure included btw Chimes & Skip Bertman, all Scenario 1 structured parking, Zone E as university $12,423,392 $3,403,983 $198,091,925 affiliated apts, deduct 250 parking spaces from parking cash flow for athletics Excludes East Side Project / no state Scenario 2 $12,423,392 $3,403,983 $137,602,145 appropriation / All infrastructure included Excludes East Side Project / Includes $25 million Scenario 3 state appropriation for Structured parking & $12,423,392 $0 $176,468,702 75% of Nicholson Improvements Development Scenarios and Estimated Development CostsThe Design Team used the above the South Alex Box Lot or elsewhere.phasing program to develop To increase revenue, the 89 universitya baseline scenario and three affiliated market rate housing unitsalternatives; each is described below: are converted to 267 beds of student housing- three beds per unit. NoScenario 1: This option includes the state appropriation is assumed.full build-out program including Replacement parking for footballstructured parking as well as the parking (250 spaces) is assumed toproposed Nicholson Drive streetscape cash flow to Athletics and so it isand roadway improvements for the deducted from project revenue.segment between West ChimesStreet and Skip Bertman Drive. No Scenario 3: This option is the samestate appropriation is assumed. as Scenario 1 except that it includesReplacement parking for football a state appropriation of $24,183,802parking (250 spaces) is assumed to which is applied to the Zone Fcash flow to Athletics and so it is parking deck and Nicholson Drivededucted from project revenue. improvements. Replacement parking for football parking (250 spaces) isScenario 2: This option assumes all assumed to cash flow to Athletics andsurface parking and eliminates the so it is deducted from project revenue.two parking structures as well as theprogram located in zone E. Additionalparking would be required offsite in114
    • 09. Implementation A. Debt Service Interest @ 5% B. Debt Service Interest @ 6% Year 10 Year 10 Year 10 Year 10 Cumulative Cumulative Year 10 Year 10 Cumulative Cumulative Year 10 Year 10 NOI Before NOI After Return on Return on NOI Before NOI After Return on Return on Debt to Debt to Cost Equity Debt to Debt to Cost Equity Project University Project UniversityScenario 1 $98,124,600 $3,992,969 46.3% 7.5% $98,124,600 -$3,787,192 46.3% -7.1%Scenario 2 $81,427,500 $10,041,076 56.6% 27.9% $81,427,500 $4,299,015 56.6% 12.0%Scenario 3 $98,317,500 $10,894,273 52% 23.2% $98,317,500 $3,847,740 52.3% 8.2% Current Estimated Financial Outcomes from the Noted ScenariosCumulative Net Operating Income return on cost reflects a return on(NOI) before debt service reflects the total cost of the project (NOI intotal project cash flow, before debt relation to total project cost). Theservice, replacement reserves, or 10-year return on equity reflectsequity payouts to developer partners. total equity invested in relation toCumulative NOI after debt reflects net operating income after debtestimates of residual cashflow service. The analysis shows thepayable to the university and / financial impact of increasing debtor its affiliates, after debt service, service interest costs (from 5% to 6%payments to project partners, and on an annualized basis) which is anreplacement reserves. The 10-year eventual likelihood. 115
    • Volume 1: Master PlanDeal Structure • Amplify the game day experience threshold of net operating income,Recommendations and more importantly, increase while another target could be to capture of game day revenues, in achieve a specific percentageAs LSU plans for the revitalization of part by creating new opportunities of upper class living on campus.the Nicholson Corridor, discussions for sponsorship and advertising, Other softer targets relate to theregarding the ownership structure as well as provision of premium revitalization of the Corridor andthat will be responsible for project parking facilities. improvement of campus image.implementation move to center stage.The discussion begins with broader • Increase University endowment and Potential Deal Structuresstrategic considerations: enhance University recruitment Although there are a variety of deal • Improve pedestrian connectivity structures available in the market,• Property Ownership: The Nicholson and safety across Nicholson our experience points to four specific Corridor is located on state-owned approaches for consideration that land that cannot be sold. The • Alleviate space constraints at the are most commonly associated with University should seek partners core of campus, providing space campus edge initiatives such as the that are comfortable with ground for university functions that can be Nicholson Gateway development. lease structures. relocated.• Design & Program Standards: Beyond the university’s identified Self-Development: The Institution The University should seek goals, the optimal ownership can choose to self-develop the partners that recognize and can structure will need to: project, being 100% responsible for demonstrate the importance achieving project financing, creating • Maximize University flexibility design aesthetics, determining of blending project aesthetics with campus architecture. The • Ensure the University’s construction quality, defining phasing University should view Nicholson participation in project cash flows and sequencing strategies, selecting as an extension of the campus that a delivery method, and ultimately • Allow the Institution to maintain should transition to the campus delivering the projects. Additionally, effective project control edge with a “university feel.” As the Institution would receive 100% • Insulate the university from day to of the benefits from any financial such, the University should have day project decisions and liability profitability realized by each approval authority over the exterior design and landscape concepts for Ultimately, our experience suggests project. For this approach, while the the development. that two core questions will need to University would have control and be answered by LSU leadership: benefit over the entire project, the• Affinity: The University should seek University would also have 100% of a partner that values its mission 1. The level of risk tolerance that the financial commitment required to and hopes to further that mission the University, its auxiliaries, and implement these projects and 100% through this development and related foundations are prepared to of the risk associated with those partnership opportunity. accept in prioritizing the objectives commitments. Our experience wouldConsiderations build from a clear of the Nicholson Gateway suggest that these realities haveunderstanding of University Corridor. Decisions, such as Risk tended to discourage institutionsobjectives: versus Control, Mission versus from choosing the Self Development Profitability, and Commitment option, because the institution’s debt• Generate incremental cash versus Partnership, will need to be capacity and credit rating are subject flow from the Nicholson project prioritized by LSU. to exposure with developments of to support graduate student 2. The level of risk tolerance relates this size and scale. Most institutions enrollment growth. closely to judgment of what set of choose to utilize credit ratings and• Expand on-campus housing targets are used to define project debt capacity for projects that are opportunities for upper class success. For example, one target more closely tied to the institution’s students. could be defined as a specific core mission.116
    • 09. ImplementationDeveloper Master: At the other to the University is that it reduces assume by allowing the Universityextreme, the Institution can choose to the development risk by sharing it to maintain control. However, to theoutsource 100% of the development with the third party developer. The extent that the developer partners’to a third party through a ground lease disadvantage of this structure is that risk is reduced by strong universityin exchange for an annual ground it reduces the University’s long-term linked demand, this challenge canlease payment to be negotiated. financial potential by sharing the be balanced. The added challengeThe third party would control 100% long-term return with the third party with this approach is the extent toof the project decisions, including developer. which the university is able to securedesign, construction quality, tenant funding for infrastructure projects Similarly, the Master Developer modelmix, and delivery method. The third from local and state sources. presumes the formation of an LLCparty would also be responsible for (either for profit or not-for-profit) Recommended Structureproviding project financing. While the with defined roles for the Institution The project team recommendsInstitution would have the ability to and one or more developers, as that LSU further evaluate theshape some of the project concepts well as the possible role for a non- Master Developer structure for theand set some minimum project design profit foundation. Once formed, the Nicholson Gateway development.standards, the third party will resist Master Developer would have the Our experience suggests that theextensive requirements unless they option to self-develop or syndicate University would likely need toare matched by financial resources. individual parcels of land within the assume responsibility for a shareThis approach provides the lowest defined development zone, based of infrastructure costs and parking.risk for the University because it is on an array of considerations. While Developer partners would need tonot as exposed to credit rating risk or the Institution typically maintains bring additional equity to the tabledebt capacity usage. However, this approval authority over final to support development of individualscenario provides the lowest control development concepts, details, and projects. Within the Master Developerfor the University regarding the design project execution process, they are structure, the key is how profits afterand implementation; it also limits the also expected to secure funding for debt service are allocated betweenUniversity’s upside financial potential infrastructure improvements. The partners.once the project reaches stabilized nature of this deal structure can allowoccupancy. for funds from state appropriation,Our experience shows that there are local tax-increment financing (TIF), astwo alternative models that fit in well as other incentives, particularlybetween the extremes. These models New Markets Tax Credits. While theare defined as a Master Partnership Master Developer structure presumesor a Master Developer: a continued significant presence of the institution throughout theThe Master Partnership structure development process, this approachrequires the official formation of a is also typically flexible as to the leveldevelopment partnership between of support - financially, physically,the institution and a third party. and strategically – required byIn this scenario, the institution the development partner(s) toand the third party partner each successfully implement the project.contribute equity toward the projectand a partnership LLC is officially The risks associated with the Masterformed. In a Master Partnership, the Developer approach relate to theinstitution and the third party share difficulty of making the individualthe design, construction, financing, projects work financially becauseand implementation responsibilities. third party partners may expect aThe advantage of this structure higher return for the exposure they 117
    • Volume 1: Master Plan118
    • 09. ImplementationNext Steps 3. Sustain internal conversations d. Consider the engagement regarding the university’s role in of a firm to provide programLSU will need to move forward on a the Nicholson Project. Elements management services.number of work efforts to sustain include: 4. As planning guidance is beingproject momentum. Elementsinclude: a. Conduct further research on firmed up, and the roles of best practices regarding the role state and local government are1. Finalize the Master Development clarified, the University will need and structure of deals pursued Plan and build consensus with to engage with the development by universities around the US. state leadership regarding several community. Specific emphasis should be key questions: placed on the evaluation of a. Continue conversations with a a. Reach decisions regarding ground lease mechanisms that sample of developers (local and ownership / responsibility for have been effective in balancing national) to evaluate capabilities Nicholson Drive. Discussions risk, control, and rewards. and interest. had focused on this road being b. Finalize internal thinking b. Initiate a RFI / RFQ process conveyed from state to local regarding: to test concepts with the control. Identified project needs i. The level of University control development community for streetscape and traffic that will be needed as part of the c. Initiate an RFP process calming adjustments along overall deal structure. to identify one or more Nicholson Drive logically flow from these discussions. The ii. University expectations for development partners. anticipated outgrowth requires project performance metrics, Responsibilities further clarity regarding the both policy and financial (for Clearly, specific roles and scale, structure, timing, and use example, what is an acceptable responsibilities will evolve out of the of proposed state appropriation rate of return and over what noted work efforts, with the University for the Nicholson Project. duration). in position to make key strategic2. Connect with city officials to build iii. Clarify how project revenues decisions that will dictate project support for the Nicholson project: (parking / game day) will be outcomes. allocated / shared internally. a. Assign roles and responsibilities c. Continue conversations with regarding improvements to University affiliated foundations Nicholson Drive to evaluate their potential b. Access to local incentives role, capacity, and interest in (including tax increment participating in the project. financing), linked with broader While a foundation role is regional benefits. Need for not critical to the process, local incentive support is clearly the analysis does suggest linked with the outcome of that potential fundraising, conversations regarding state sponsorship, and donation appropriation. opportunities need to be better understood. 119
    • 10. Acknowledgements10. ACKNOWLEDGEMENTSNicholson Working Group: AECOMSteve Waller – Residential Life (PS) Steve WilsonKurt Keppler – Student Life Tim AndersonMary Miles – Planning, Design, & Construction (PS) Chris BrewerJason Soileau – Planning, Design, & Paul MooreConstruction (PS) Jonathan McDowellJason Tolliver – University Auxiliary Services (PS) Robert SchmidtEddie Nunez – Athletics (PS) Han Oul-JooFrank Miller – Tiger Athletic Foundation Suzanne SernaD’Ann Morris – Chancellor’s Office Doug TichenorHeath Price – FAS (PS) Kaia NesbittMarie Frank – Purchasing Tracy FleckyJane Cassidy – Academic Affairs Taylor Cox – Student Government, Pres Brailsford and DunlaveyKelsey LeBlanc – RHA, President Peter IsaacJeff Darby – Family/Graduate Housing Wilson JonesGary Graham – Parking, Traffic &Transportation (PS) Grace and HaberTony Lombardo – Facility Services Jerry HebertGina Dugas-LSU Foundation (PS) Adam Fishbein David HebertLSU Senior LeadershipLSU Foundation Walker ParkingTiger Athletics Foundation Rick MobleyLSU Alumni AssociationFacility Design and Development CommitteeBudget Planning and Accounting ServicesLSU AthleticsLSU Residential LifeStudent GroupsUniversity Auxiliary Services, DiningCity and State Facility and Traffic AgenciesFuturEBRCampus StakeholdersLocal Elected Officials 123
    • AppendixAPPENDIXDevelopment ProgramNICHOLSON GATEWAY ‐ DEVELOPMENT PROGRAM 10/10/2012Phase 1‐ Foundation Developed‐ not in project financials; complete summer 2014 BLDG A‐1 BLDG FOOT AREA (SF) FLOOR BLDG NET AREA (SF) PARKING SUPPLY PARKING NEED PARKING NOTES ZONE A  retail                             2,000              1                            2,000 8 on‐street parking 27,400 SF office (2‐4 FL)                           15,000              3                          45,000 180 4 per 1,000sf office (1 FL)                           13,000              1                          13,000 52 4 per 1,000sf TOTAL               4                           60,000 232Phase 5‐ University Developed‐ not in project financials; complete 1017 contingent on tennis court parking deck BLDG B‐1 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) BED UNITS PARKING SUPPLY PARKING NEED PARKING NOTES ZONE B  310 SF/BED 124,700 SF Under Grad.Student housing                           31,600              4                       126,400                      408 326 0.8 sp/bed  TOTAL               4                          126,400                       408 326Phase 3‐ demolish housing 2016; replace with housing 2017 BLDG C‐1 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) BED UNITS PARKING SUPPLY PARKING NEEDS PARKING NOTES 420 SF/BED ZONE C  Grad/undergrad apartments                           30,450              4                       121,800                      290 209 0.72 sp/bed  316,200 SF Surface Parking 239 TOTAL                          121,800                       290 239 209 in surface parkingPhase 2‐ demolish housing 2015; replace with housing 2016 BLDG D‐1 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) BED UNITS PARKING SUPPLY PARKING NEEDS PARKING NOTES 420 SF/BED ZONE D1  Grad/undergrad apartments                           30,450              4                       121,800                      290 209 0.72 sp/bed  157,900 SF  Surface Parking 203 TOTAL                          121,800                       290 203 209 in surface parkingPhase 1‐ demolish housing and replace with surface parking; complete summer 2014; replace housing 2015 BLDG D‐2 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) BED UNITS PARKING SUPPLY PARKING NEEDS PARKING NOTES 420 SF/BED ZONE D2  Grad/undergrad apartments                           30,450              4                       121,800                      290 209 0.72 sp/bed   163,600 SF Surface Parking 206 TOTAL                          121,800                       290 206 209Phase 2a‐  first portion of mix use discrict, 2016 or later  (depending on developer interest and available game day parking). BLDG E‐1 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) BED UNITS PARKING NEED PARKING NOTES 400 SF/BED Upperclassmen  Apartments                           14,000              3                          42,000                      105 84 0.8 sp/bed  (Zone F) retail                           21,100              1                          21,100                      201 84 4 sp/1,000sf (Zone F) TOTAL                           63,100                       306 168 BLDG E‐2 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) BED UNITS PARKING NEED PARKING NOTES 400 SF/BED Upperclassmen  Apartments                           13,000              3                          39,000                        98 78 0.8 sp/bed  (Zone F) retail                           21,300              1                          21,300                      218 85 4 sp/1,000sf (Zone F) TOTAL                           60,300                       632 163 BLDG E‐3 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) HOUSING UNIT PARKING NEED PARKING NOTES ZONE E  1200 SF/BED 210,500 SF Market housing                           27,700              3                          83,100                        69 104 1.5 sp/unit (Zone E parking deck) retail                           37,000              1                          37,000                      534 148 4 sp/1,000sf (Zone F) TOTAL                          120,100                    1,207 252 BLDG E‐4 BLDG FOOT AREA FLOOR BLDG NET AREA (SF) HOUSING UNIT PARKING NEED PARKING NOTES 1200 SF/BED Market housing‐ townhouse                             8,000              3                          24,000                        20 30 1.5 sp/unit (Zone E parking deck) TOTAL                          144,100                         20 282 BLDG E‐5 Parking Structure* BLDG FOOT AREA LEVELS BLDG NET AREA (SF) PARKING SUPPLY TOTAL NEED PARKING NOTES Structured Parking                            27,000           4.5                       121,500 374 134 Zone E‐ market housing demand 232 Zone A‐ office parking demand TOTAL                           24,000 374 366 * Note: The E‐5 parking deck could be avoided if the majority of the office parking was accommodated across the street in the South Alex Box lot. A surface lot in place of the E‐5 deck  and E‐4 townhouses would accommodate 140 cars, which would support the market housing (104 spaces) and a portion of the office (35 spaces).Phase 1‐ demolish housing and replace with surface parking; complete summer 2014 ZONE F  SURFACE PARKING BLDG FOOT AREA (SF) FLOOR BLDG NET AREA (SF) PARKING SUPPLY PARKING NEED PARKING NOTES (surface  Surface parking lot                         157,000              1                       157,000 468 480 for Zone E need‐ retail, student housing parking)  TOTAL               1                   31,557,000 468 188,200 SF 127
    • Volume 1: Master Plan Phase 2b‐final portion of mixed use district; 2016 or later (depending on developer interest and available game day parking). BLDG F‐1 BLDG FOOT AREA (SF) FLOOR BLDG NET AREA (SF) BED UNITS PARKING NEED PARKING NOTES 450 SF/BED Upperclassmen Apartment                          15,000              3                          45,000                      100 80 0.8 sp/bed retail                          21,300              1                          21,300                           ‐ 85 4 sp/1,000sf office                                      ‐               ‐                                     ‐                           ‐ 4 sp/1,000sf TOTAL               4                           66,300                            ‐ 165 parks in zone F structure BLDG F‐2 BLDG FOOT AREA (SF) FLOOR BLDG NET AREA (SF) BED UNITS PARKING NEED PARKING NOTES 450 SF/BED Upperclassmen Apartment                          10,000              3                          30,000                        67 53 0.8 sp/bed retail                          17,000              1                          17,000                           ‐ 68 4 sp/1,000sf ZONE F (full  office                                      ‐               ‐                                     ‐                           ‐ 4 sp/1,000sf build out)  TOTAL                           47,000                            ‐ 121 parks in zone F structure 188,200 SF BLDG F‐3 BLDG FOOT AREA (SF) FLOOR BLDG NET AREA (SF) PARKING NEED PARKING NOTES retail                          20,000              1                         20,000                           ‐ 80 4 sp/1,000sf office                          16,700              3                          50,100                           ‐ 200 4 sp/1,000sf TOTAL                           70,100 280 parks in zone F structure BLDG F‐4 Parking Structure BLDG FOOT AREA LEVELS BLDG NET AREA (SF) PARKING SUPPLY TOTAL NEED PARKING NOTES STRUCTURE PARKING ( for Zone F)                           68,400           5.0                       342,000 1,052 567 Zone E parking demand 480 Zone F Parking demand SURFACE PARKING TOTAL                           50,100 1,052 1,047 Rate Assumptions gsf bldg/bed parking/bed Graduate Apartment 450              1 Upper Classmen Apartment 425              1 60/40 upperclass/grad mix 420              1 gsf bldg/unit parking/unit market housing (1, 2 and 3 bed units) 1,200          1.5128
    • AppendixSite Cost EstimateLSU Nicholson Gateway Phased Sitework Cost Estimate Refer to the phasing diagrams and other information in the implementation section to correlate the costing information with the zones.Notes:1. The following estimate is for construction costs only and does not include preconstruction administration, permits, soft costs inc. design or engineering costs. 2. The cost estimate is intended as a tool for budgeting and fund raisingLSU Nicholson GatewayBaton Rouge, LAPhased Development EstimateItem Notes Qty Unit $/Unit TotalZone C General $150,990 General Conditions % of Base 3% $68,632 Bonds and Insurance % of Base 1.50% $41,179 Mobilization % of Base 1.50% $41,179 Site Preparation $10,000 Tree Protection Protection and Maintenance 20 EA 200.00 $4,000 Construction Fencing 3,000 LF 2.00 $6,000 Demolition $266,240 Utility Removal and Capping 1 LS 5,000.00 $5,000 Building Demolition Existing Apt Buildings 86800 SF 2.00 $173,600 Clearing and Grubbing Landscape and Paving 438,200 SF 0.20 $87,640 Infrastructure $451,500 Water Taps 2" lines plus meter 2 EA 1,000.00 $2,000 Water Line Extensions 8" 100 LF 50.00 $5,000 Storm Water System 600x15" avg dia. PP with 6 CB-01s 1 LS 42,000.00 $42,000 Fire Hydrants 2 EA 750.00 $1,500 Fire Service Line 8" 1 LS 2,000.00 $2,000 Electric Service 1 LS 5,000.00 $5,000 Sewer Service 8" 1 LS 6,000.00 $6,000 Gas Service 2" 1 LS 3,000.00 $3,000 Site Drainage and Erosion control Above ground grading 1 LS 35,000.00 $35,000 Street, Parking & Security Lighting Fixtures ave 50 feet o.c. 70 EA 5,000.00 $350,000 Excavation and Grading $64,000 Rough Grading Fill 2 to above flood level 8,000 CY 8.00 $64,000 Paving and Surfacing $852,500 Roads and Parking paving Includes Curb and Gutter 97,000 SF 7.50 $727,500 Specialty Paving Veh Crosswalks 0 SF 15.00 $0 Specialty Paving Ped Plaza Areas 0 SF 12.00 $0 Standard Walkway Concrete Sidewalks 25,000 SF 5.00 $125,000 Landscape Improvements $427,500 Trees Trees 50 EA 500.00 $25,000 Plaza Trees Trees & Grates 0 EA 1,500.00 $0 Landscape Lawn and groundcover 217,000 SF 1.50 $325,500 Gardens More Intense landscape 11,000 SF 7.00 $77,000 Fencing $20,000 Security Fence At Housing Quads 200 LF 100.00 $20,000 Signage and Site Amenities $45,000 Allowance 1 LS 45,000.00 $45,000 Sub-total Zone C $2,287,730 Master Plan Contingency 20% $457,546.04 Base Construction Cost $2,745,276 129
    • Volume 1: Master PlanLSU Nicholson Gateway Phased Sitework Cost EstimateZones D1 & D2 General 145,798.42 General Conditions % of Base 3% $66,272 Bonds and Insurance % of Base 1.50% $39,763 Mobilization % of Base 1.50% $39,763 Site Preparation $6,000 Tree Protection Protection and Maintenance 10 EA 200.00 $2,000 Construction Fencing 2,000 LF 2.00 $4,000 Demolition $123,120 Utility Removal and Capping 0 LS 0.00 $0 Building Demolition Existing Apt Buildings 44000 SF 2.00 $88,000 Clearing and Grubbing Landscape and Paving 175,600 SF 0.20 $35,120 Infrastructure $463,250 Water Taps 2" 4 EA 1,000.00 $4,000 Water Line Extensions 8" 100 LF 50.00 $5,000 Storm Water System 1250x18"dia + 11 CB-01s 1 LS 90,750.00 $90,750 Fire Hydrants 2 EA 750.00 $1,500 Fire Service Line 8" 2 EA 2,000.00 $4,000 Electric Service 2 EA 5,000.00 $10,000 Sewer Service 8" 2 EA 6,000.00 $12,000 Gas Service 2 EA 3,000.00 $6,000 Site Drainage and Erosion control 1 LS 30,000.00 $30,000 Street, Parking & Security Lighting Fixtures ave 50 feet o.c. 60 EA 5,000.00 $300,000 Excavation and Grading $64,000 Rough Grading Fill to above flood level 8,000 CY 8.00 $64,000 Paving and Surfacing $1,032,500 Roads and Parking paving Includes Curb and Gutter 121,000 SF 7.50 $907,500 Specialty Paving Veh Crosswalks 0 SF 15.00 $0 Specialty Paving Ped Plaza Areas 0 SF 12.00 $0 Standard Walkway Concrete Sidewalks 25,000 SF 5.00 $125,000 Landscape Improvements $299,399 Trees Trees 60 EA 500.00 $30,000 Plaza Trees Trees & Grates 0 EA 1,500.00 $0 Landscape Lawn and groundcover 179,599 SF 1.50 $269,399 Gardens More Intense landscape 20,000 SF 7.00 $140,000 Fencing $30,000 Security Fence At Housing Quads 300 LF 100.00 $30,000 Signage and Site Amenities $45,000 Allowance 1 LS 45,000.00 $45,000 Sub-total Zones D1 & D2 $2,209,067 Master Plan Contingency 20% $441,813.38 Base Construction Cost $2,650,880130
    • AppendixLSU Nicholson Gateway Phased Sitework Cost EstimateZone E General $223,213 General Conditions % of Base 3% $101,460 Bonds and Insurance % of Base 1.50% $60,876 Mobilization % of Base 1.50% $60,876 Site Preparation $6,800 Tree Protection Protection of Existing Oak Trees 7 EA 200.00 $1,400 Construction Fencing 2,700 LF 2.00 $5,400 Demolition $85,000 Utility Removal and Capping 0 LS 0.00 $0 Building Demolition Existing Apt Buildings 0 SF 2.00 $0 Clearing and Grubbing Existing Landscape 425,000 SF 0.20 $85,000 Infrastructure $708,500 Water Taps 2" 7 EA 1,000.00 $7,000 Water Line Extensions 8" 600 LF 50.00 $30,000 Storm Water System 1600x18" dia + 15 CB-01 1 LS 118,000.00 $118,000 Fire Hydrants 4 EA 750.00 $3,000 Electric Service 1 LS 30,000.00 $30,000 Sewer Service 8" plus manholes 1 LS 60,000.00 $60,000 Gas Service 6 EA 3,000.00 $18,000 Site Drainage and Erosion control 1 LS 42,500.00 $42,500 Traffic Signal Improvements 1 EA 150,000.00 $150,000 Street, Parking & Security Lighting Fixtures ave 50 feet o.c. 40 EA 5,000.00 $200,000 Event Infrastructure Utilites and communication 1 LS 50,000.00 $50,000 Excavation and Grading $120,000 Rough Grading Fill 2 to above flood level 15,000 CY 8.00 $120,000 Paving and Surfacing $1,591,500 Roads and Parking paving Concrete Includes Curb and Gutter 30,000 SF 7.50 $225,000 Specialty Paving Veh Roadways 37,000 SF 15.00 $555,000 Specialty Paving Ped Plaza Areas 62,000 SF 12.00 $744,000 Standard Walkway Concrete Sidewalks 13,500 SF 5.00 $67,500 Temp Parking Grading and Gravel 180,000 SF 0.50 $90,000 Landscape Improvements $132,000 Trees Trees 30 EA 500.00 $15,000 Plaza Trees Trees & Grates 48 EA 1,500.00 $72,000 Landscape Lawn and groundcover 30,000 SF 1.50 $45,000 Gardens More Intense landscape 4,000 SF 7.00 $28,000 Fencing $0 Security Fence At Housing Quads 0 LF 100.00 $0 Signage and Site Amenities $600,000 Allowance 1 LS 100,000.00 $100,000 Water Feature / Art Feature 1 LS 500,000.00 $500,000 Sub-total Zone E $3,382,013 Master Plan Contingency 20% $676,402.57 Base Construction Cost $4,058,415 131
    • Volume 1: Master PlanLSU Nicholson Gateway Phased Sitework Cost EstimateZone F Public Realm additions to Zone ENote: Assume all infrastructure will be in place from Zone E improvements to save costs and temp pads will be put in place for future bldgs General $22,118 General Conditions % of Base 3% $10,054 Bonds and Insurance % of Base 1.50% $6,032 Mobilization % of Base 1.50% $6,032 Paving and Surfacing $270,000 Specialty Paving Veh Roadways 6,000 SF 15.00 $90,000 Specialty Paving Ped Plaza Areas 15,000 SF 12.00 $180,000 Landscape Improvements $18,000 Plaza Trees Trees & Grates 12 EA 1,500.00 $18,000 Signage and Site Amenities $25,000 Allowance 1 LS 25,000.00 $25,000 Sub-total Zone F $335,118 Master Plan Contingency 20% $67,023.55 Base Construction Cost $402,141132
    • AppendixCost Estimate for Nicholson Drive ImprovementsLSU Nicholson GatewayNew Signaled Intersection @ ChimesDescription Quantity Unit Unit Price PriceNew Intersection Lighting Controller 1 LS $15,000.00 $15,000.00 Signal Heads 6 EA $1,500.00 $9,000.00 Mast Arms (30 feet) 2 EA $15,000.00 $30,000.00 Service 1 LS $1,000.00 $1,000.00 Wiring & Ped Detection 1 LS $10,000.00 $10,000.00Handicap Ramps 4 EA $1,500.00 $6,000.00Sidewalk 300 SF $5.00 $1,500.00Special Pavement at Crosswalk (incl. base) 108 SY $120.00 $12,960.00Striping 1 LS $1,500.00 $1,500.00Landscape 1 LS $10,000.00 $10,000.00Subtotal $96,960.00Contingency 20% $19,392.00TOTAL $116,352.00Pedestrian Crossing with Hawk Light (3 locations)Description Quantity (3) Locations Unit Unit Price PriceNew Intersection Lighting Controller 1 3 LS $15,000.00 $45,000.00 Signal Heads 6 18 EA $1,500.00 $27,000.00 Mast Arms (30 feet) 2 6 EA $15,000.00 $90,000.00 Service 1 3 LS $1,000.00 $3,000.00 Wiring & Ped Detection 1 3 LS $10,000.00 $30,000.00Handicap Ramps 4 12 EA $1,500.00 $18,000.00Sidewalk 300 900 SF $5.00 $4,500.00Special Pavement at Crosswalk (incl. base) 108 324 SY $120.00 $38,880.00Striping 1 3 LS $1,500.00 $4,500.00Landscape 1 3 LS $10,000.00 $30,000.00Subtotal $290,880.00Contingency 20% $58,176.00TOTAL $349,056.00Nicholson Drive Improvements (Chimes Street to S. Stadium/Skip Bertman Drive)Length of Roadway = 2500 ft (24 ft wide pavement in each direction)Description Quantity Unit Unit Price PriceCurb Removal  10000 LF $5.00 $50,000.00Pavement Removal 5867 SY $10.00 $58,670.002" Mill & Overlay 13333 SY $20.00 $266,660.00Curbs 10000 LF $15.00 $150,000.00Topsoil 2933.5 CY $35.00 $102,672.50Striping 1 LS $5,000.00 $5,000.00Landscaping 1 LS $100,000.00 $100,000.00Sidewalks (12 wide, 4" thick)(both sides) 6666 SY $35.00 $233,310.00Drainage 2500 LF of Rdwy $93.00 $232,500.00Street Lights w/ Banners @ 100 O.C 50 EA $15,000.00 $750,000.00Pedestrian Lights @ 50 O.C.  100 EA $5,000.00 $500,000.00Subtotal $2,448,812.50Contingency 20% $489,762.50Total $2,938,575.00 133
    • Volume 1: Master Plan134
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