Baton Rouge Growth and Development

[byrde]

Is mid-city really getting any better? I notice some progress, but most of the new businesses seem to be pay-day loans and pawn shops....I don't consider that progress. I consider those businesses, especially payday loans, to be dishonest and filthy.

Oh, and are there any plans to add a smaller movie theater in North BR?

Don't know of any plans to add a Theatre in North BR, but I've always felt that a theatre could do well in the Howell Place development.

[richyb83]

Its all more the same sprawl, especially since its all one sided - southeast that is. Boy, north BR sure could use some help. Don't ya'll agree?

Just wanted to add...All the sprawl in SE EBR is nothing all that special to me either; But out in the suburbs BR's first "urban village" Perkins Rowe is rising. It's on 56-acres and is a well designed street grid. This project is very impressive IMO. Perkins Rowe will be watched in many other cities across the U.S. And the old unfinished dormitory eye-sore on Bluebonnet 1/4 mile away will become a 13-story 300-room hotel. Yes BR defenitely is as guilty as anybody when it comes to sprawl. But some strides are finally being made. Many large infil projects finally happening inside city limits. I can take anyone on a tour if they have been unable to see what's taking place.

Edited August 18, 2006 by richyb83

[richyb83]

A quote from Thursday's newspaper talked about the office space markets tight in BR. The report list the downtown area in 3rd place with a 95.8% occupancy rate; The two ahead were Acadian Thwy./College Dr. at 99.3% and the Essen/Bluebonnet area at 98.5%.

"The development community is trying to keep as many businesses in the area as they can. But with increased construction $cost and a severe labor shortage(gulf coast rebuilding) thats pushing delivery dates further out, its becoming more expensive.

Edited August 18, 2006 by richyb83

[otowntiger]

North Baton Rouge could use alot of help for sure. But one developer (same developer of RiverPlace) took a risk and has won a big mixed-use development near BR Airport; Harding Blvd. @ I-110. He saw potential there near the airport/NBR knowing much of SE BR was filling-up. Howell Place is anchored by a Surgical Hospital and a Hilton Garden Inn. This is the website.

http://www.howellplace.com/

Also Smiley Heights a 200-acre TND infil project will soon breakground . To the west of Lobdell ; north of Melrose East(Mall City); across N.Ardenwood. This will upgrade the area alot. Catering to Bonne Carre Business Center and growing BRCC.

http://www.bardwelldevelopment.com/pdf/434...af_currents.pdf

The Downtown projects are coming; it's the quiet before the storm. RiverPlace should breakground at anytime,really(I'm almost tired of waiting) but it would be at least 1/2 way finished if not for the Hurricanes. BUT It's still a GO !!! They came too far. This time next year the cranes will be dotting the CBD. Two City Plaza, Laurel Tower, and the new Courthouse should be moving dirt no later than early 07'. So it's stagnant, but many smaller projects are going on. + the last two State Bldgs. both 9-stories Iberville and Bienville have opened. An additional 2,000 workers! The renovated Capitol House will OPEN Aug.31st

too ! I will post some pics here over the next couple of weeks, so check it out.

Thanks Richy! I appreciate all the info. That develpment near the airport is great news and a long time coming. My dad's house is near there and I know any development in that area is a good thing.

Edited August 18, 2006 by otowntiger

[dan326]

"It is possible in the future that, the area could merge along with New Orleans metropolitan area, becoming one of the nation's largest metros." I found this article on wikipedia and I also remeber Nate telling me about it and now that I think about it that would probably be good idea.

But out in the suburbs BR's first "urban village" Perkins Rowe is rising. It's on 56-acres and is a well designed street grid. This project is very impressive IMO. Perkins Rowe will be watched in many other cities across the U.S.

The nation, huh? Baton Rouge has been on to some good stuff lately.

Edited August 19, 2006 by dan326

[dimebag1980]

Perkings Rowe is going to be excellent. I'm really excited for Baton Rouge and next time I'm down that way I do plan on spending part of a day checking it out.

[dan326]

Perkings Rowe is going to be excellent. I'm really excited for Baton Rouge and next time I'm down that way I do plan on spending part of a day checking it out.

It is excellent. I'm so excited to see this come through. What really is exciting is seeing the cranes peeking over from the development from the Mall of Louisiana. I can't wait until the condos finally start to show over the building in front. I'm going to have to find some reason to get my dad to drive me to the mall and then leave using Perkins. I used to go down that road to the dentist, but now we found a closer one so we don't go that way anymore.

Edited August 19, 2006 by dan326

[dimebag1980]

It is excellent. I'm so excited to see this come through. What really is exciting is seeing the cranes peeking over from the development from the Mall of Louisiana. I can't wait until the condos finally start to show over the building in front. I'm going to have to find some reason to get my dad to drive me to the mall and then leave using Perkins. I used to go down that road to the dentist, but now we found a closer one so we don't go that way anymore.

Well, it shouldn't be too long before you're driving. Then you can go almost whenever you want!

[richyb83]

Belisle Bldg. on Third Street

Renovations include adding a third-story and incorporating modern elements with the existing facade. Will serve as New HQ's for Mapp Construction(moving from Bluebonnet in SE BR).Wish I had the rendering. The modern third floor looks great! Retail or martini bar on ground-level.

The old Louisiana Theatre to the right will also be renovated. Not sure what it will be ?

Edited August 20, 2006 by richyb83

[dimebag1980]

Belisle Bldg. on Third Street

Renovations include adding a third-story and incorporating modern elements with the existing facade. Will serve as New HQ's for Mapp Construction(moving from Bluebonnet in SE BR).Wish I had the rendering. The modern third floor looks great! Retail or martini bar on ground-level.

The old Louisiana Theatre to the right will also be renovated. Not sure what it will be ?

I didn't realize MAPP was a Baton Rouge-based company! I'm very familiar with them, as they're here all the time doing work. Looks like a cool thing they're doing there... adding a third floor to a historic building and modernizing it. That's wild!

[richyb83]

That's cool Brian. Thanks for your reply. It's great to see some businesses actually leaving the rapidly growing southeast part of the city in favor of a downtown location. I think Mapp Construction has other offices in Dallas and Orlando.

Hey Brian..I can't remember the name but a few weeks ago a Bossier City based construction company will set-up an additional office in BR. And BR' Business Bank(new small bank) added an office somewhere in downtown Shreveport. It's nice to see each others metro's working together.

Edited August 20, 2006 by richyb83

[dimebag1980]

That's cool Brian. Thanks for your reply. It's great to see some businesses actually leaving the rapidly growing southeast part of the city in favor of a downtown location. I think Mapp Construction has other offices in Dallas and Orlando.

Hey Brian..I can't remember the name but a few weeks ago a Bossier City based construction company will set-up an additional office in BR. And BR' Business Bank(new small bank) added an office somewhere in downtown Shreveport. It's nice to see each others metro's working together.

Oh yes that business bank... Buddy Roemer's bank I believe.

The building that bank is going into is the building my wife used to work in before switching to her new firm! It's right next door to the Shreveport Times building.

And I believe that construction company you're referring to is Brown Builders. I could be wrong, but I believe I recall them saying they would be expanding into the Baton Rouge market.

Edited August 20, 2006 by SBCmetroguy

[richyb83]

Thanks, cool. You sure know your stuff Brian. That was them.

Just curious, what does the Shreveport Times Bldg. look like ? I don't remember seeing it ?

Edited August 20, 2006 by richyb83

[byrde]

Belisle Bldg. on Third Street

Renovations include adding a third-story and incorporating modern elements with the existing facade. Will serve as New HQ's for Mapp Construction(moving from Bluebonnet in SE BR).Wish I had the rendering. The modern third floor looks great! Retail or martini bar on ground-level.

The old Louisiana Theatre to the right will also be renovated. Not sure what it will be ?

So that's what they are doing. Thanks for the info. I've passed that location a few times and wondered what they were doing up there.

[dimebag1980]

Thanks, cool. You sure know your stuff Brian. That was them.

Just curious, what does the Shreveport Times Bldg. look like ? I don't remember seeing it ?

Well, The Times has more than one building downtown in different city blocks, but they're part of the same complex. They have a really old building and then one that's much newer (but still old by today's standards.) As far as I know, just those two buildings. I don't have any photos of their buildings (yet) but I'll see what I can come up with.

[richyb83]

^ Thanks Brian.

Downtown traffic lights to be replaced, $6.8mil aimed at improving traffic flow. The old system that's still in place is from way-back in the 60's.

http://www.2theadvocate.com/news/3607642.html

[dimebag1980]

^ Thanks Brian.

Downtown traffic lights to be replaced, $6.8mil aimed at improving traffic flow. The old system that's still in place is from way-back in the 60's.

http://www.2theadvocate.com/news/3607642.html

The 60s!?!? Wow... yeah, it's about time for this. Downtown workers and visitors will be much happier with a more modern system that makes traffic flow better.

[richyb83]

You aint kiddin'. Baton Rouge has been lagging behind in many areas. It's good to see all the progress happening everywhere. Major upgrades.

Last year Third Street had no cable/lines/no technology-ready, now it has the latest. Cox Communications gave them the best. Can you imagine...Downtown left for dead. The restaurants around Shaw Arts Center had no cable/internet ready place to set-up. Not anymore.

Edited August 21, 2006 by richyb83

[imaterry78247]

Compared to east/southeast BR, it's a real different place. Also shows where the money is (and isn't) around town. I like driving around there though just to get a sense of where our 225,000 (?) folks come from. It's a large chunk. Also, Tony's Seafood is out there and they are awesome! The demographics in BR are very similar to Memphis'.

I thought Baton Rouge population was about 500,000 and 800,000 in the metro. I heard the city population double after Katrina

[richyb83]

Maybe for a week or two it could have been that ? All those people did not stay. But there are unincorporated areas you would think are in the city limits that are not.

I wish I knew an actual number. Do we have to wait til 2010 census?

I would guess BR could be 260,000-275,000 ? And adding unincorporated neighbohoods about 315,00 ? Don't like metro numbers; sometimes metro too broad.

Edited August 21, 2006 by richyb83

[dan326]

What exaclty do you have to do to expand city limits?

[dimebag1980]

What exaclty do you have to do to expand city limits?

Well, there are a lot of things you have to do. But in most cases you have to make sure the tax base is there before you try. Otherwise you've added XXX amount of acres to the city limits that you're now having to provide services to and you're getting nothing in return. This it's a negative thing.

The biggest thing about expanding a city's limits is that you tend to create an uproar when you start talking about annexing people into the city. Most people prefer being outside of the city limits because of the lower taxes.

[tallbored]

What exaclty do you have to do to expand city limits?

It will never ever happen...not in Baton Rouge. Both residents and proposed residents would have to vote.

EBR already has a consolidated government. There is no city council, but a metro council. No mayor, but a mayor-president. I could live in my own school district (Central, Zachary, or Baker) and vote for mayor. The city government already is the parish government. (Notice the Green Light plan is for EBR not just BR). Your property taxes are pretty much the same throughout. No benefit unless you want city police patrol (that is no benefit at all over sheriff's patrol) and no chance of separating from EBR public schools. Think about it....it is a better system if you are working class with children.

If anything, I see the unincorporated areas becoming incorporated, but as separate cities to creat their own school system.

Zachary, Baker, Central, and I see unincoporated portions of South BR creating a new city to get out of the BR school system, taking Woodlawn High with them. If central goes through (and it will on appeal, as the NAACP seems to be judge shopping as usual). expect Baker's district to expand, and parts of unincorporated South Baton Rouge follow suit. Never underestimate parents voting for their children's education. Turnout would be high and in favor of the new district.

If I was a homeowner in South Baton Rouge in Shenedoah or something, I would vote to create a new town if I could. Eventually, get a neighborhood school system. With that, there is a chance of your children getting a decent education and still live in EBR without paying tuition. People don't like paying property taxes on school districts that suck. This is probably East Baton Rouge's only hope to get mass residential development that keeps going to ascension and livingston. If Central and eventually South BR succede from the school system, I can see East Baton Rouge jump to 600,000 to 650,000 people in a mater of a decade. The Central Thruway combined with a very good school system will cause a huge jump in population. It might be too tempting for Broadmoor and Sherwood residents....the grass will be that much greener across the river.

What we should all be watching is West Baton Rouge. There are at least three proposed 300-400 home subdivisions between Port Allen and Brusly ....and it is because their schools have been steadily improving over the last 10 years. Not to the greatness of Dutchtown or Woodlawn (if you consider that great), but very good still...and the parochial schools there are solid while very affordable. That will help downtown and the LSU area a lot. It would be easier for those folks to shop at inner city malls or downtown, as they are only a few minutes away. You have to distribute population better than Baton Rouge to have a healthy city center. That will be happening shortly.

Hopefully, Ponte Coupee will get the picture. Livonia is growing fast because it has the only decent high school in the parish. Livonia is only about 25 minutes from downtown BR. I wouldn't be surprised if in 2010 it is larger than New Roads.

Yes, Baton Rouge is destined to be a huge city...but it will develop a lot like the Tampa Bay area. Tampa is only about 300,000 people are so, but there are three cities there. Clearwater, St. Pete, Tampa, Brandon, Riverview, and Largo are all in the mix (and still probably smaller as a whole than Houston)...making Tampa much bigger than places like New Orleans, probably more comparable to Austin. Metro populations are a better measure of population nowadays. I see New Orleans growing more toward BR and Hammond...BR growing a lot toward the south...then you have a huge megalopolis like the Baltimore-Washington DC area.

There are a few things that have to happen, though:

1. Better freeways...the city is getting more and more spread out. I 12 needs to be 6 lanes between O'Neal lane and Walker. I 10 needs one more lane in each direction between LA 415 and Prairieville.

2. Interstate loop, probably a Northern loop. To anyone that travels across the south often, Baton Rouge is the number one traffic jam between Jacksonville and Houston (and Houston is not that bad if you take the northern beltway). It takes at least an hour to get from LA 415 in WBR to the Livingston parish line most weekdays....I'd gladly pay 4 and 5 dollars for a toll loop that would save me a half our to 45 minutes. I do it every time I go to Conroe, Tampa, and Atlanta.

3. Better police protection. BRDP is too small...and the EBR sheriff needs more and more money for expansion.

Edited August 22, 2006 by tallbored

[tallbored]

Construction of the James Audubon Bridge has begun just north of BR. This should really help to jump start developement north of the city and in New Roads.

Sure hope not. St. Francisville and New Roads are some of the nicest small towns in Louisiana.

A worker already died during construction (a 19 year old at that) already. A small crane collapsed while they were driving piles on the New Roads side. They had better get their act together quick. It used to be that on large projects you would lose a few workers.....that shouldn't happen any more ever in the US.

Office space in New Roads is kind of scarce now....lots of bridge people leasing it up for the next three years.

Edited August 22, 2006 by tallbored

[richyb83]

Great read and good pionts tallbored. It's Brusly's schools that is really helping take WBR to the next level. Hopefully 415 will eventually expand and cross the Intracoastal Waterway. Brusly/Addis are really begining to take-off.

In the Farmers Almanac seperate unincorporated places around BR like Shenandoah had a pop. of 17,000+ pre-Katrina; other places included(can't remember exact pop.?) Oak Hills Place, Gardere( most dangerous outside city limits); Merrydale, Millerville, Inniswold look like BR but are not. Shenandoah/Woodlawn could one-day join Zachary, Baker, and Central and leave EBR School system.

The northern by-pass would run east on the other side of Walker and should go back down to Ascension somewhere between Gonzales and Sorrento. Run that loop back over the Sunshine Bridge back to Hwy. 415. The Mississippi River Bridges are so expensive they don't have the geograhic luxury like Nashville, Atlanta, Charlotte,etc.

I live in the Millerville area about a half-mile from the city limits that go around us on three sides(west,north, and south). Almost like Millerville was cut-out to become it's own community.

Edited August 22, 2006 by richyb83