Liner Buildings

IHG-2

Observation

There are many open sites used for parking throughout the downtown.

Discussion

Pedestrians will not willingly walk past open park-ing lots, and yet the construction of buildings that would define the street spatially have the double negative consequences of eliminating valuable parking and increasing the parking need. Although large new buildings are desirable and ultimately fea-sible, as the Downtown becomes more valuable, these are for a later phase. As a holding measure, on a 10-20 year window, it is necessary to construct liner buildings wherever possible to mask these parking lots. Liner buildings are exceedingly thin residential buildings, no wider than a row of parking stalls, that retain the parking below while creating apartments above. They hide the parking lots while providing inhabited windows that are the “eyes of the street”. The most effective way to keep public spaces safe is by overlooking them with windows 24 hours a day. (See: Newman, Oscar: Defensible Space). Liner buildings eliminate very few of the existing parking places while shading them, theoretically increasing the income from their lease.

Where empty lots may be available for regular small buildings rather than liners, several designs are proposed based on the urban housing traditions of Louisiana. These would be compatible with the existing urban fabric in the manner proposed by the new code. There is also a variety of liner buildings. Some are specifically designed for corner conditions and others for mid-block sites. Some are elaborate, being three stories high with galleries over the sidewalks. These are appropriate for important locations such as Third Street or the New Post Office Square. Liner buildings may also be progressively less expensive, such as simple lofts over parking, or in extreme circumstances, a structure that is no more than a good-looking garage. Some liner buildings may be dedicated to commercial use rather than parking at the first story. This is envisioned to fit under the balconies of the Centroplex facing River Road. But in all circumstances, the detailing of all liner buildings should include a punch-out panel on the first story to allow an easy conversion from parking to commercial.

Recommendation

Plan Baton Rouge to facilitate investigation of feasibility of liner building projects.

Responsibility

Private Sector

Project Status

Hibernia National Bank investigated the use of liner buildings on its parking lot at Third and Main. The project was not financially feasible.

Implementation

Explanation of Terms

Product

Housing Improving Streetscape

Responsibility

Implementing Agent

Various

Feasibility Analysis

Various

Initial Financing

PBR

Project Financing

Various

Timing