Rouzan TND

[Antrell Williams]

About darn time.

[steve3n8]

Planning Commission, Metro Council to take up Rouzan plan revision

Developer Tommy Spinosa will go before the East Baton Rouge Parish Planning Commission later this month seeking permission to make a major revision to the concept plan for Rouzan, his traditional neighborhood development off Perkins Road in Southdowns. But while the requested change is considered major because it deals with land use, Spinosa characterizes it as a minor change and "significant improvement" to the project. Spinosa is asking the commission to let him change a portion of the Creekside section of the TND from green space to mixed residential, which will effectively cluster more residential components near Glasgow Avenue in an area of the development that had been earmarked as open green space in the concept plan. The proposed revision is considered major because it involves a land-use change, says Glenn Hanna, planning manager for the East Baton Rouge Parish Planning Department. But Spinosa says the change only affects approximately 1% of the total 120-acre development and is an improvement to the concept plan. "We're not taking anything away. We're simply reallocating a very small section of green space, to put it in the area that makes the most sense to enhance the entire site," Spinosa says. While the proposed revision to Rouzan's concept—or design—plan is considered significant, Hanna confirms it would not change the overall density of the project, nor would it reduce the total amount of green space inside the TND. Rather it would reallocate it to other areas, he says.

Businessreport.com

[itsjustme3]

No surprise. Tommy needs to sell more tracts asap to cover his legal bills.

Edited February 2, 2012 by itsjustme2

[steve3n8]

Public hearing on Rouzan plan will likely come in March

On Wednesday, the Metro Council will consider setting a public hearing on March 21 to discuss a disputed plan for the latest phase of the Rouzan traditional neighborhood development off Perkins Road, between Lee Drive and Kenilworth Parkway. Developer Tommy Spinosa is asking the Metro Council to overturn a Feb. 13 ruling by the Planning Commission to deny approval of the final development plan for Creekside, which Spinosa says would consist of 26 single-family homes on roughly six of the 120 total acres in the mixed-use development. "It's totally consistent with the concept plan that was previously approved by the Planning Commission and the Metro Council," Spinosa says of the Creekside plan. "We're not asking for anything that hasn't already been approved." Spinosa was one vote short of getting approval from the Planning Commission. Some members, including Tara Wicker—who also sits on the Metro Council—had concerns about a servitude dispute between Spinosa and two people who own three parcels of land in the middle of Rouzan. "I haven't heard anything else since (the Planning Commission meeting). My main issue is that there's so much litigation going on with the servitude, and my apprehension is that it has not been completely resolved," Wicker says. "As I understand, there's still an opportunity for something to be brought up, and I do not want to get in the middle of something that the courts need to decide on." Read the full story here.

Businessreport.com

[steve3n8]

Rouzan moving forward as Southside neighbors seek to renew Blue Ribbon Commission

With new approval from the Metro Council Zoning board, Rouzan developer Tommy Spinosa says he hopes to break ground within the next month on the newest phase of the traditional neighborhood development in Southdowns. Meanwhile, the Southside Civic Association says it hopes to re-establish a Blue Ribbon Commission—including participation by Spinosa—that was active during the planning stages of the TND years ago to continue addressing concerns some neighbors have about the development. "We hope to be under construction within the next 30 days," Spinosa says of the Creekside phase of the TND, which is to include 34 single-family homes on roughly six acres. "We'll start with the groundwork, then we'll do the streets and utilities, and we'll probably have four to five homes to start initially. You'll see homes going up within the next 120 days." On Wednesday, the Metro Council Zoning board approved revisions to the overall plan for Creekside despite opposition from some neighbors. While the Southside Civic Association says it was disappointed with the zoning board's ruling, the group adds it hopes to work with Spinosa as the development progresses. "The Southside neighbors are prepared to step forward and ask our fellow neighborhoods, CPEX, Planning Commission staff, and JTS [spinosa's firm] to join us in re-establishing the Rouzan Blue Ribbon Commission in hopes of improving communications, at the very least, which we believe will lead to the best possible outcome," a SCA statement reads. "We also plan to ramp up our participation in the Zoning Advisory Committee in order to support the Planning Commission in their efforts to hone the TND ordinance so that it can be as effective and functional as possible."

Businessreport.com

[richyb83]

I like the name Creekside Slowly but surely the Rouzan puzzle pieces are coming together on some prime property.

[Antrell Williams]

34 houses on 6 acres? Seems pretty dense but I'm bad with acerage.

[all2neat]

That's very dense.

[buckett5425]

It is dense. Many of the spec house neighborhoods such as Summer Wood Villas or Nicholson Lakes have about 8 units per acre. At that point its inefficient to keep them as single family dwellings and they might as well save the 5' in the side yard and push the houses together to create town homes, but this is baton rouge and people would rather pay to have a useless 5' side yard than live in a town home. For a comparison the average suburban neighborhood has 4 units per acre.

[Antrell Williams]

The people interested in these TND's probably don't mind not having the 5' of space in between eh?

[buckett5425]

The people interested in these TND's probably don't mind not having the 5' of space in between eh?

Doubtful, there is still a premium and demand for single family housing even if the house are only separated from the house adjacent to it by only 5'. Efficient suburban sprawl is defined by having at a minimum 10 units per acre. However it is recommended that for a TND to be sustainable it needs at least 15 units per acre. Most of the rouzan development is typical suburban development with very little density. Only a few areas of the development near perkins road actually meet the design criteria of a true TND in terms of the appropriate amount of density to support a walkable and vibrant community. Like I've said before, Rouzan is typical suburban sprawl with lipstick. Its better than what our city has been building, but it is by no means "sustainable" or a true walkable community.

[Antrell Williams]

Doubtful, there is still a premium and demand for single family housing even if the house are only separated from the house adjacent to it by only 5'. Efficient suburban sprawl is defined by having at a minimum 10 units per acre. However it is recommended that for a TND to be sustainable it needs at least 15 units per acre. Most of the rouzan development is typical suburban development with very little density. Only a few areas of the development near perkins road actually meet the design criteria of a true TND in terms of the appropriate amount of density to support a walkable and vibrant community. Like I've said before, Rouzan is typical suburban sprawl with lipstick. Its better than what our city has been building, but it is by no means "sustainable" or a true walkable community.

It's basically infil sprawl I see. Will you be able to travel from southdowns to Rouzan? If not, its even less worth it.

[richyb83]

Yes...Rouzan will tie in to the Southdowns street-grid...thats what had some so upset.

The Village Green should be a nice addition between the new library & cafe near Coldwater Creek.

Edited March 26, 2012 by richyb83

[richyb83]

Panel OKs Rouzan plan

The East Baton Rouge Parish Planning Commission approved a final development plan Monday for a 17-home subphase of Rouzan over the objections of nearby residents who said a vote taken last month, where the plan failed, should have been allowed to stand

http://theadvocate.com/news/business/2895696-123/panel-oks-rouzan-plan

[itsjustme3]

Panel OKs Rouzan plan

The East Baton Rouge Parish Planning Commission approved a final development plan Monday for a 17-home subphase of Rouzan over the objections of nearby residents who said a vote taken last month, where the plan failed, should have been allowed to stand

http://theadvocate.com/news/business/2895696-123/panel-oks-rouzan-plan

And the NIMBYS lose again. Why would anyone be opposed to new, 250-300k neighborhoods in south downs? It's not like it's going to hurt their frigging property values. What hurts the propery values are the current property owners who parks their cars in the front yards and keep their Christmas lights on their houses year round.

[cajun]

They NIMBYs seem to be concerned with density. I think they wanted an extension of Southdowns.....which was never going to happen. Houses got bigger, and land got more expensive over the last 50 years.

[steve3n8]

Draft report shows Rouzan traffic impact

The draft of a 2011 traffic impact analysis on Rouzan obtained by Daily Report shows that the planned traditional neighborhood development adjacent to Southdowns could make some of south Baton Rouge's most congested intersections even more gridlocked. Among the most adversely affected would be College/Lee Drive and Perkins Road, where the delay per vehicle during evening rush hour would increase from an average of 74.5 seconds—an E on the industry's A-F grading scale—to an average of 98.9 seconds, an F. However, Rouzan developer Tommy Spinosa says he is working with the Louisiana Department of Transportation and Development on several proposed improvements to the area that will mitigate Rouzan's impact on local traffic. "We will invest over half a million dollars on infrastructure improvements to address existing traffic congestion and mitigate the impact of new trips associated with Rouzan," Spinosa says. "This will include turn lanes on Perkins Road, modifications to signalization, and a new right turn lane on Glasgow to address an existing need." —Stephanie Riegel Read full story here.

Businessreport.com

[richyb83]

Thanks for all the post Steve3n8!

I thought there would be enough new connections to the Southdowns street-grid to make this work?? Ole Glasgow Avenue looks suffice for horse & carriage being so narrow with deep ditches for shoulders...very rural in character. It's unrealistic to think this 140 acre undeveloped property would remain a pasture.

Sure hope the library branch gets built there...that's tricky!

[steve3n8]

No problem richy!

I heard they are having disputes whether to build the library or not. Permit issues i believe. Just wouldnt be the same without it IMO, but i believe spinosa will find a way to fit it in there eventually! Cant wait until this complete! Going to be nice!

[Antrell Williams]

Thanks for all the post Steve3n8!

I thought there would be enough new connections to the Southdowns street-grid to make this work?? Ole Glasgow Avenue looks suffice for horse & carriage being so narrow with deep ditches for shoulders...very rural in character. It's unrealistic to think this 140 acre undeveloped property would remain a pasture.

Sure hope the library branch gets built there...that's tricky!

Southdowns doesn't even have sidewalks, I don't think there will very many connections other than Glasgow and Perkins.

[steve3n8]

Rouzan begins work on Village Center

    

Developer Tommy Spinosa says ground has been broken on the Village Center in the Rouzan mixed-use development off Perkins Road, near Glasgow Avenue. "The Village Center will be the heart of Rouzan, the source of our social, commercial and cultural spirit; so we've been anxious to get this phase of the project under way and are excited to announce that we have broken ground," Spinosa says in a prepared statement. The Village Center construction includes the frontage of Perkins Road that will encompass the new Rouzan branch library, Spinosa says. More specifics on when the Rouzan library may break ground were not included in today's release. Construction of homes in Rouzan began in late 2011. Along with the infrastructure going in for the Village Center, Spinosa says additional homes are also being constructed in the new phase. Record & Associates is the general contractor of the Rouzan Village Center infrastructure development. Last month, local businessman and investor John Engquist acquired the mortgage on the Rouzan development from BancorpSouth for an undisclosed price.

Businessreport.com

[itsjustme3]

Drove by the other day and the have removed the massive wood pile facing Perkins that's been there for several years.

Edited February 8, 2013 by itsjustme3

[cajun]

Drove by the other day and the have removed the massive wood pile facing Perkins that's been there for several years.

That was actually a cutting edge enviro-friendly modernist design. They call it "pile-o-garbage".

[itsjustme3]

Meant to say "haven't" removed

[dan326]

Hmm, that's good to hear, I was wondering when they'd start construction.