The document summarizes a community update meeting regarding the planning, design, and development of the Nicholson Gateway Plan at LSU. It discusses development goals, transforming Nicholson Drive, potential housing and mixed-use programs, and alternative development scenarios. Key points include improving the Nicholson corridor, generating revenue for the university, and enhancing the game day experience through new retail, entertainment, and parking options. Housing programs discussed include student housing for sophomores, juniors, seniors, graduates, and families. A mixed-use district is proposed including retail, offices, market-rate housing, and student housing. Alternative layouts are presented for Nicholson Drive to improve walkability and connectivity.

1. Planning, Design + Development
GRACE & HEBERT
ARCHITECTS
BRAILSFORD &
DUNLAVEY
WALKER PARKING
Community Update
August 6, 2012
Steve Waller, 578-5388
Executive Director

2. Market/
Program
Concept
Development
Concept
Exploration
Documentation
LSU Nicholson Gateway Plan
Spring Early
Summer
Late
Summer
Fall

3. Agenda
Part 1: Goals and Nicholson
a. Development goals
b. Creating a Place
c. Transforming Nicholson
d. Discussion
Part 2: Program Elements
a. Student Housing
b. “Westgate” Center
c. Stadium Plaza
d. Program, Location and Fit
e. Parking
Part 3: Alternative Development Scenarios
a. Test Alternatives– Review and Discussion
b. Score Card Discussion

4. Scorecard
Rate 1-5 (1 = worst, 5 = best) Alternative 1 Alternative 2 Alternative 3 Comments
D E S I G N
Appropriate Scale and Density of
Development
Fit with Campus
Campus/Community Integration
Quality of Open Space
Development Flexibility
(form and use)
Enhance Game day
Quality of Mixed Use Center
Traffic/Parking Function
Program Synergies
Other?
Other?
MARKET
Satisfy Campus Need
Satisfy Community Need
Highest and Best Use
Phasing
FINANCIALS
Cost
Risk
Return

5. Nicholson Gateway

6. Nicholson Gateway
Development Goals
• Improve the quality and use of the
corridor
• Generate money for the University
• Contribute to campus recruitment
for University students, faculty, and
staff
• Support the housing mission –
improve housing offerings,
attract/retain residents,
accommodate growing population
• Enhance the game day experience-
retail/entertainment, improved
environment for tailgating,
convenient parking, etc.
• Create a new center for the campus
and the surrounding community

7. creating a
place

8. A SENSE OF ARRIVAL

9. EXTENDING THE CAMPUS

10. EXTENDING THE CITY

11. ENHANCING GAME DAY

12. ENHANCING EVERYDAY

13. A NEW CENTER

14. transforming
Nicholson

16. •A reason to walk
•A safe walk
•A comfortable walk
•An interesting walk
Why Walk?
Courtesy: Jeff Speck

17. A Reason

18. Athens, GA Charlottesville, VA
Burlington, VT Blacksburg, VA

19. Safe

22. • Per vehicle mile traveled:
– 40% fewer midblock crashes than
roadway averages.
– 67% fewer roadside crashes than
roadway averages.
Source: Eric Dumbaugh, Texas A&M
Examined lengths of arterials in 3 small metro regions:
Substantial design variation:
 Pedestrian-oriented “livable” streetscape in
downtown core.
 Conventional suburban.
 Suburban/rural transition.

23. Comfortable

28. Interesting

29. Missing Sidewalks

30. Wide Parking and Lanes

31. Lack of Enclosure

32. Automobile Scale

33. Spotty Tree Canopy

34. Barren Median

35. Proportion & Scale
Isolation
Crossing
Opportunity
Walkable

37. Vertical Enclosure

38. Scale

39. Crossing
Opportunities

40. Activity (Driven By Density)

41. Change

42. Diets

44. Olive Avenue – Palm Beach Atlantic University

45. Atlanta Richmond
Los Angeles

46. Atlanta
The Lanes

47. Richmond
The Middle

48. Los Angeles
The Edge

49. Overcoming Barriers-
Nicholson and RR
Rail Road
Nicholson Drive

50. New Pathways
GREENWAY
NEW
EXISTING
Greenway
Bike Path

51. Crossing Options
improve
over
under
NEW
EXISTING

52. RR Crossing Options
?
P
At-Grade
Under
NEW
EXISTING

53. Current Traffic
Improvement Plans

54. Nicholson Traffic
Light Options
1. Potential relocation
2. Option 1- light at Chimes
3. Option 2- light at Aster
Aster
W Roosevelt
3
2
1
NEW
EXISTING

55. Rotary Options- 1, 2 or none
option: 2 lane
traffic circle
Aster
option: 1 or2
lane traffic
circle
option: 1 lane
traffic circle

56. 2 Lane Traffic Circle at Burbank

57. 2 Lane Traffic Circle Chimes

58. 1 Lane Traffic Circle at Chimes

59. 1 Lane Traffic Circle at Aster

60. Street Car Concept
Center Median
Outside Traffic Lane

61. Intermodal Station
B
A
C
Integrated with Parking Garage
Surface Parking

62. 69’
EXISTING
Transforming Nicholson Drive

63. 69’
EXISTING
69’
Option 1: 4 lanes with parking, same median

64. 69’
EXISTING
69’
Option 1a: 4 lanes with parking, same median, streetcar

65. 69’
69’
EXISTING
Option 2: 4 lanes, wider median

66. 69’
EXISTING
Option 2a: 4 lanes, wider median, streetcar
69’

67. 69’
EXISTING
Option 2b: 4 lanes, wider median, streetcar
69’

68. 69’
EXISTING
69’
Option 3: 2 lanes, parking, same median

69. 69’
EXISTING
69’
Option 4: 2 lanes, parking, no median

70. Option 1: 4 lanes, parking, same median
Option 2: 4 lanes, wider median
Nicholson Drive- Alternative Layouts
Option 1a: 4 lanes, parking, same median, streetcar
Option 2a: 4 lanes, wider median, streetcar

71. Nicholson Drive- Alternative Layouts
Option 3: 2 lanes, parking, same median Option 4: 2 lanes, parking, no median

72. development
potential

73. Site Area
Zone1- West of Nicholson
31 ac +/-
Zone 2- East of Nicholson
51 ac +/-
24.4
ac
9.6 ac
6.6 ac 12.0
ac
2.8 ac
21.0
ac
5.7 ac

74. Preserve Live Oaks

75. Tree Moving Feasibility
Character Comparison
Technology, Advertising, Image
Nicholson Gateway (107 ac) – LSU

76. Zone1- West of Nicholson
+/- 22 ac (71%)
Zone 2- East of Nicholson
32 ac +/-
Net Buildable Area

77. Development Options
Residential North
Mixed Used Center
Residential South
West Parking
VARIABLES
• Building layout/configuration
• Local street layout
• Density
• Use
• Character/configuration of
smaller public spaces
?
?
?
?
?
?
?
?
?
?
?

78. student housing

79. Current Campus Context
Housing
• 24% on-campus undergrad capture rate
o Freshmen = 78% (first-time)
o Sophomores = 11.8%
o Juniors = 5.5%
o Seniors = 3.5%
• 18% on-campus graduate capture rate
• Supply: 50% traditional, 12.6% semi-suites, 6.8% suites, 30.6%
apartments

80. Unit Types
Housing
Traditional Unit Semi-Suite Unit

81. Unit Types
Housing
Four Bedroom / Two Bathroom Suite

82. Unit Types
Housing
Four Bedroom / Two Bathroom Apartment

83. Current Campus Context
Housing
Primary Housing Demand
o Sophomores in High Density Suites or Apartments
o Juniors / Seniors in High Density Apartments
o Graduate / International in Low Density Apartments
o Family / Graduate Low Density Apartments

84. Financial Analysis
Sophomore Suites
 100 4BR / 2BA super suites with living rooms (400 total
beds)
 Project cost of $162 PSF (assumes wood-frame
construction)
 Programming space includes floor lounges, community
kitchens, meeting space, and seminar rooms
 Project assumes no parking for sophomore students
Tested Rate Type
Private 4BR Suite
Rate (per bed)
Debt Coverage Ratio
(Year 1)
Debt Coverage Ratio
(Year 10)
Current On-Campus Rates $733 0.97x 1.26x
Tested Survey Rates $752 1.01x 1.32x

85. Financial Analysis
Junior & Senior Apartments
 80 3BR / 2BA units and 40 4BR / 2 BA units (400 total
beds)
 Project cost of $162 PSF (assumes wood-frame
construction)
 Debt Coverage Ratio (DCR) includes $135 per year
parking fee to be collected in addition to rental rates
 Project assumes 0.8 parking spots per student
Tested Rate Type 3BR Rate 4BR Rate
Debt Coverage
Ratio (Year 1)
Debt Coverage
Ratio (Year 10)
Off-Campus Market Rates $662 $596 0.52x 0.68x
Current On-Campus Rates $851 $828 0.91x 1.19x
Tested Survey Rates $851 $828 0.91x 1.19x
Rates Required to Break Even $905 $865 1.00x 1.31x

86. Financial Analysis
Graduate & International Apartments
 200 1BR / 1BA units and 100 2BR / 2 BA units (400
total beds)
 Project cost of $162 PSF (assumes wood-frame
construction)
 Debt Coverage Ratio (DCR) includes $135 per year
parking fee to be collected in addition to rental rates
 Project assumes 0.5 parking spots per student
Tested Rate Type 1BR Rate 2BR Rate
Debt Coverage
Ratio (Year 1)
Debt Coverage
Ratio (Year 10)
Current On-Campus Rates $670 $625 0.19x 0.25x
Current Off-Campus Rates $993 $732 0.49x 0.64x
Tested Survey Rates $949 $888 0.57x 0.75x
Rates Required to Break Even $1,280 $1,165 1.00x 1.30x

87. Financial Analysis
Development Summary
 Approximately 400 total beds for each development
scenario
 Construction cost of $125 PSF
 Assumed tested survey rates for each development type
 DCR includes $135 annual parking fee to be collected in
addition to rental rates (except for sophomore suites)
Development Scenario
Debt Coverage
Ratio (Year 1)
Debt
Coverage
Ratio (Year 10)
Total Project
Cost
Project Cost
per Bed
Cash Flow After Debt
Service (Year 1)
Cumulative Cash
Flow After Debt
Service (Year 10)
Sophomore Suites 1.01x 1.32x $24,729,323 $61,823 $19,011 $1,942,849
Junior & Senior Apartments 0.91x 1.19x $30,549,915 $76,375 ($175,628) $685,810
Graduate & International Apartments 0.57x 0.75x $41,081,072 $102,703 ($1,141,061) ($9,168,939)

88. mixed use
districts

89. COMPARING CAMPUS
MIXED USE DISTRICTS

90. Eddy Street Commons
Notre Dame, South Bend, Indiana
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Site Area- 25 acres
90,000 SF retail
82,000 SF office
450 residential units
120-room hotel
1,400 parking sp..

91. South Campus Gateway
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Site Area- 7.5 acres
225,000 SF retail
70,000 SF office
200 residential units
7 screen cinema
1,200 parking sp..
Ohio State University, Columbus, Ohio

92. Calhoun Street Market Place
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Site Area- 10 acres
100,000 SF retail
18 Townhome units
300 student APT units
360 condominium units
University of Cincinnati, Cincinnati, Ohio

93. Technology Square
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Georgia TECH, Atlanta, Georgia
Site Area- 32 acres
120,000 SF retail
488,000 SF office
208,000 SF R&D
252-room hotel
3,000 parking sp..

94. Nokia Plaza
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Plaza /Open Space- 1.9 acres
Site Area- 9.5 acres
Los Angeles, California

95. AT & T Plaza
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Plaza /Open Space- 1.4 acres
Site Area- 8.5 acres
American Airline Center, Dallas, Texas

96. Champions Square
Nicholson Gateway (107 ac) – LSU
(Same Scale Comparison)
Plaza /Open Space- 3.8 acres
Site area- 23.1 acres
Mercedes-Benz Superdome, New Orleans

97. stadium plaza

98. Stadium Plaza

99. Championship Plaza, Current Plans

100. North Stadium Drive- Pedestrian Plaza

101. STADIUM PLAZA- FROM 10 TO 52 EVENT DAYS
Current Stadium Events
(7-8) Fall Football Games days (92k+ attendance)
(1) Spring Game day (25k+ attendance)
(2) Bayou County Spring Fest days (45k attendance)
Current Game Day Stadium Plaza Activities
• Tailgating
• Media Support Space
ADD Other Non-Day Plaza Events
• Farmers market
• Concerts
• Festivals
• Outdoor Tournaments (basketball, volleyball, etc.)
• Others?

102. Stadium Plaza Elements

103. Stadium Plaza Elements

106. Stadium Plazas
Champion Square

107. program,
location and fit

108. Development Program- Student Housing
Program Elements Market Depth
Financial
Viability
Gateway
Location
Appropriate
(Zone)
Risk Recommendation
Freshman Housing + ++ 2 No
Keep freshmen near campus core (currently
being developed north)
Sophomore Housing - Suite
Style + + 2 Timeline
Develop approx. 200 - 400 beds in Zone 2
location (north)
Sophomore Housing -
Apartments + + - University Policy
Satisfy this demand with existing on-campus
apartments
Junior / Senior Housing -
Apartments + + 1 University Policy
Develop approx. 200 - 400 beds in Zone 1
location
Price Tolerant Graduate
Housing + + 1 No
Develop approx. 100 - 200 beds in Zone 1
location
Price Sensitive Graduate
Housing + - 1 Needs Subsidy
Develop approx. 100 - 200 beds in Zone 1
location
International Student
Housing + -- 1 Needs Subsidy
Develop approx. 100 - 250 beds in Zone 1
location
Family Housing + -- 2 Needs Subsidy
Develop approx. 100 - 200 units in Zone 2
location (south)

109. Development Program- other
Program Elements
Market
Depth
Financial
Viability
Gateway
Location
Appropriate
(Zone)
Risk Recommendation
Market-rate, For-rent, Non-LSU
Housing o + 1 University Policy
Develop approx. 100 - 400 units in Zone 1
location
Market-rate, For-sale, Non-LSU
Housing o o 2 Market Demand Dependent on Policy and Timing - Zone 1
University Office Space + + 1 University Policy Up to 60,000 SF University related - Zone 1
Commercial Office Space o + 2 Market Demand Up to 40,000 Square Feet - Zone 1
Retail - Restaurants /
Entertainment + + 1 Anchor Tenant Driven
20,000 to 40,000 Square Feet / Zone 1 /
Connectivity to Plaza
Retail - Campus / Convenience + + 1 Market Demand
10,000 to 20,000 Square Feet / Zone 1 /
Connectivity to Plaza
Retail - Community /
Destination o + 1 Anchor Tenant Driven
Up to 30,000 Square Feet / Zone 1 /
Connectivity to Plaza
Retail - Cinema - - ? Saturated Market Unlikely
Hotel / Boutique ? ? ? Future
Zone 1 - Links with scale of adjacent mixed
use activities
Structured Parking - Game day
/ Commuter + + 1 Game day Demand Zone 1
Transportation Hub o o o Policy Decision
Integrated transit can support retail and
commercial development
Plaza + ++ 1 Advertising / Sponsorship
Zone 1 - Programmable plaza space should
be an integral part of project
Museum o -- ? Requires Subsidy Zone 1

110. Mixed Use Center Program
retail
• 30,000 - 90,000 sf
• 90-360 parking spaces
market rate
housing
• 100 – 400 units (non-
student, market rate)
• 150-800 parking sp..
office
• 60,000 – 100,000 sf
• 180-400 parking sp.
student
housing
• 500-1,000 beds,
apartment style
(could be integrated
or separate from
center)
• 250+ parking spaces
museum
• History museum or
sports hall of fame
• ?? spaces
parking
• Structured parking to
support displaced
parking, commuters
and game day parking
190,000 SF retail/office
400 residential units
500 beds student housing
1,800 parking spaces

111. Program Location
Preferences

112. 20k office
(3) 1,100 sp.. deck
student suites
student apartments
market rate apartments
retail (including 35k box)
boutique hotel
town houses
student surface parking
Option 2
parking decks located east and west of Nicholson

113. Findings for zone 1:
• Phase 1 program can generally be
accommodated west of Nicholson.
May be able to land bank the old
Alex Box lot.
• Student housing (suites and
apartments) is best suited along
northern portion of site supported by
surface parking along tracks
• Mixed-use center is best suited to
the southern portion of the site. The
size can vary depending on total
program and the degree to which
student housing is blended
• Best locations for parking decks:
– 1st deck: northwest corner of Nicholson
and Skip Bertman, along the tracks to
support mixed use center
– 2nd deck: south west or south east
corner of Nicholson and Skip Bertman
to provide additional game
day/commuter parking

114. parking

115. Mixed Use Center- PARKING
retail
• 30,000 - 90,000 sf
• 90-360 parking
spaces [in central
deck]
market rate housing
• 100 – 400 units (non-
student, market rate)
• 150-800 parking sp..
[in central deck or its
own building]
office
• 60,000 – 100,000 sf
• 180-400 parking sp.
[in central deck]
student
housing
• 500 beds, apartment
style
• 250+ parking spaces
[surface parking]
museum
• History museum or
sports hall of fame
• 260 spaces [offsite]
additional
parking
• Structured parking to
support displaced
parking, commuters
and game day parking
640-1,560 parking spaces
in central deck

116. replace
250 sp.

117. Parking- Potential Locations
a. Total parking for new development
(640-1,560 sp..)
b. Residential parking (150-800 sp.)
c. Retail/Commercial parking (270 sp. -
760 sp.)
d. “Lost” Game Day surface parking
(250 sp..) takes over retail/office
parking on game day.
e. Additional game day/ commuter
parking (??)
Max walking distance for residents:
undergrad student ¼ mile
grad student- ½ mile
?
?
?
?
?

118. 2005 Parking and Transportation Master Plan
750 sp.
1,120 sp.
1,100? sp.
5
? sp.
1,166 sp.

119. alternatives

120. Alternative 1
• Student housing is arranged in a
series of quads oriented to
Nicholson with surface parking in
rear
• Street grid spaced at 500’ along
Nicholson
• Greenway extension from old
tennis courts creates unified
housing precinct across Nicholson
• Mixed-use center clusters around
plaza oriented to the stadium
view

121. Alternative 1

122. Alternative 2
• Student housing is arranged along
a new “main street” running
parallel to Nicholson
• Street grid spaced at 350-400’
along Nicholson
• Greenway extension from old
tennis courts creates unified
housing precinct across Nicholson
• Mixed-use center clusters around
internally focused plaza

123. Alternative 2

124. Alternative 3
• Student housing is arranged in a
series of internally focused quads
• Street grid spaced at 700-800’
along Nicholson
• Greenway extension from old
tennis courts creates unified
housing precinct across Nicholson
• Mixed-use center clusters around
plaza oriented to North Stadium
Drive

125. Alternative 3

126. Alternative 1- Housing

127. Alternative 2- Housing

128. Alternative 3- Housing

129. Alternative 1- Gateway

130. Alternative 2- Gateway

131. Alternative 3- Gateway

132. Alternative 1 – Westgate Center

133. Alternative 1 – Westgate Center

134. Alternative 2 – Westgate Center

135. Alternative 2 – Westgate Center

136. Alternative 3 – Westgate Center

137. Alternative 3 – Westgate Center

138. discussion

139. Scorecard
Rate 1-5 (1 = worst, 5 = best) Alternative 1 Alternative 2 Alternative 3 Comments
D E S I G N
Appropriate Scale and Density of
Development
Fit with Campus
Campus/Community Integration
Quality of Open Space
Development Flexibility
(form and use)
Enhance Game day
Quality of Mixed Use Center
Traffic/Parking Function
Program Synergies
Other?
Other?
MARKET
Satisfy Campus Need
Satisfy Community Need
Highest and Best Use
Phasing
FINANCIALS
Cost
Risk
Return