Shreveport/Bossier City Development

[dimebag1980]

I like when a developer announces a project, and gets right to it without wasting any time. I also hope the bayou is done elegantly... if so, it can be a real asset to the project. I thought Kohl's was going to be one of the anchors. Did they pull out?

Kohl's was said to be one of the anchors all along, but now it's got me wondering what's happened to that. I know they're still planning to open a store on Youree Drive next year and are set to go before the MPC for zoning on that particular store at the June MPC meeting.

This has definitely got me wondering what will become of the Kohl's store. Too bad the old Service Merchandise store in Pierre Bossier Mall is probably too small. That space is still empty to this day and is desperate for a tenant. It's just not large enough for most department stores. But on the other hand, Kohl's stores aren't usually very big.

There is so much else going on between Lowe's/Wal-Mart and Benton that, if Kohl's wasn't able to work out something with this project, hopefully they'll get in somewhere. That giant piece of land next to Wal-Mart on Airline is still vacant and it looks so funny sitting there with nothing on it. Everything else in that area is completely developed, and then there's that land. I'd always assumed Wal-Mart owns it and is planning on putting a Sam's Club store there but I really don't know.

[Metlife]

Speaking of Kohl's Shreveport, do any of you have any insight on what that project may encompass (ie, what other stores/restaurants are in the mix for development)? Additionally, with that being the last parcel of land in that area, where would be the next BIG development area in Shreveport?

[dimebag1980]

Speaking of Kohl's Shreveport, do any of you have any insight on what that project may encompass (ie, what other stores/restaurants are in the mix for development)? Additionally, with that being the last parcel of land in that area, where would be the next BIG development area in Shreveport?

The only store I personally know of in that development, besides Kohl's, is JC Penney. As you probably know, this is much-needed in Shreveport since the only one left in the area is in Bossier City. I hope to know more soon, as the project is obtaining zoning approval. I should be seeing a site plan soon, and when I do I hope there are other stores and restaurants new to this area.

Anyway, my guess about the next big development area in Shreveport is Pines Road at West 70th and West 70th between Pines Road and Bert Kouns. With the existing Wal-Mart Supercenter, the new Home Depot and the planned Target, things should be picking up in that are aconsiderably over the next decade. Rumor has it that a multiplex theater may be in the works for that area, and my guess is that Lowe's will relocate its Southern Hills store to that area as well. Again, that's just my guess, but that area does fit perfectly into Lowes' typical method of operation. Lowes likes to locate their stores near Wal-Mart Supercenters, and Home Depot likes to locate near Target stores. In addition, this type of synergy tends to lead to more national chain retailers who also feed off their competition, such as Bed Bath & Beyond and Linens N Things, PetSmart and Petco, etc.

Another area to watch, in my opinion, is Shreve City. It seems that area has become nothing more than a distant memory to many in Shreveport-Bossier, but with the huge commitment from Wal-Mart for an "upscale" Supercenter store in that area, I do expect to see more national retailers begin to look at that part of the city again.

[dimebag1980]

Now, how about a story from today's Shreveport Times related to a dark side of development and urban sprawl not often mentioned: wild animals in urban areas.

According to the following article, a family in the far suburban north Bossier community of Lakewood, which is a very rapidly-growing area just north of Bossier City, says their dog was attacked by a coyote. This doesn't surprise me, because the more we expand our cities into areas that once were rural, the more we disrupt natural habitats and the animals must go somewhere to survive. When these animals go through neighborhoods in search of food, attacks on people and pets can become more common.

I recall just a couple of years ago, before construction began on southeast Shreveport's Kings Crossing shopping center along Youree Drive, one morning I was driving to work when I saw a pack of wild animals, which I assumed to be coyotes, walking across the empty field where the shopping center now sits. They weren't walking toward the rural areas, but rather into the urban areas and close-in city neighborhoods. Now that's scary. And in that same area, a few years ago, citizens were put on alert as wild animals had been spotted searching for food in the area of Bayou Pierre. Bayou Pierre is anything but rural... it's a bayou which has been concreted over and is used as a drainage ditch in a pretty urban area of the city. When I hear about wild animals in areas like that, then I get really concerned. The Bayou Pierre case, in particular, disturbed me because at the time I was living in an apartment complex that backed up to the bayou.

Anyway, here's the article:

http://www.shreveporttimes.com/apps/pbcs.d...EWS01/605290316

[dimebag1980]

1. Residential Conversions downtown

I told you I'd eventually make it down there to get a photo of the Crystal Oil Building. Well I swear I wasn't drinking when I took this photo, but for whatever reason. the building appears very crooked. Anyway, here it is:

[fridayinla]

I told you I'd eventually make it down there to get a photo of the Crystal Oil Building. Well I swear I wasn't drinking when I took this photo, but for whatever reason. the building appears very crooked. Anyway, here it is:

Thanks for posting that photo. It's a substantial building and should make nice condos. It looks crooked b/c there's some barreling in the photo. Happens when you take pics of a building and use a narrow lens. Emporis points that out to me frequently.

Edited May 31, 2006 by fridayinla

[bigboyz05]

Kohl's was said to be one of the anchors all along, but now it's got me wondering what's happened to that. I know they're still planning to open a store on Youree Drive next year and are set to go before the MPC for zoning on that particular store at the June MPC meeting.

This has definitely got me wondering what will become of the Kohl's store. Too bad the old Service Merchandise store in Pierre Bossier Mall is probably too small. That space is still empty to this day and is desperate for a tenant. It's just not large enough for most department stores. But on the other hand, Kohl's stores aren't usually very big.

There is so much else going on between Lowe's/Wal-Mart and Benton that, if Kohl's wasn't able to work out something with this project, hopefully they'll get in somewhere. That giant piece of land next to Wal-Mart on Airline is still vacant and it looks so funny sitting there with nothing on it. Everything else in that area is completely developed, and then there's that land. I'd always assumed Wal-Mart owns it and is planning on putting a Sam's Club store there but I really don't know.

Hey man. Kohl's is supposed to be coming up my way. Do Kohl's and T.J. Max sell similar merchandise?

[bigboyz05]

Now, how about a story from today's Shreveport Times related to a dark side of development and urban sprawl not often mentioned: wild animals in urban areas.

According to the following article, a family in the far suburban north Bossier community of Lakewood, which is a very rapidly-growing area just north of Bossier City, says their dog was attacked by a coyote. This doesn't surprise me, because the more we expand our cities into areas that once were rural, the more we disrupt natural habitats and the animals must go somewhere to survive. When these animals go through neighborhoods in search of food, attacks on people and pets can become more common.

I recall just a couple of years ago, before construction began on southeast Shreveport's Kings Crossing shopping center along Youree Drive, one morning I was driving to work when I saw a pack of wild animals, which I assumed to be coyotes, walking across the empty field where the shopping center now sits. They weren't walking toward the rural areas, but rather into the urban areas and close-in city neighborhoods. Now that's scary. And in that same area, a few years ago, citizens were put on alert as wild animals had been spotted searching for food in the area of Bayou Pierre. Bayou Pierre is anything but rural... it's a bayou which has been concreted over and is used as a drainage ditch in a pretty urban area of the city. When I hear about wild animals in areas like that, then I get really concerned. The Bayou Pierre case, in particular, disturbed me because at the time I was living in an apartment complex that backed up to the bayou.

Anyway, here's the article:

http://www.shreveporttimes.com/apps/pbcs.d...EWS01/605290316

Wow! I have a friend who lives in suburban Ft. Worth and she says her neighbor's small dog was attacked by coyotes. That area was semi rural before and now there are shopping centers and housing developments.

[bigboyz05]

The only store I personally know of in that development, besides Kohl's, is JC Penney. As you probably know, this is much-needed in Shreveport since the only one left in the area is in Bossier City. I hope to know more soon, as the project is obtaining zoning approval. I should be seeing a site plan soon, and when I do I hope there are other stores and restaurants new to this area.

Anyway, my guess about the next big development area in Shreveport is Pines Road at West 70th and West 70th between Pines Road and Bert Kouns. With the existing Wal-Mart Supercenter, the new Home Depot and the planned Target, things should be picking up in that are aconsiderably over the next decade. Rumor has it that a multiplex theater may be in the works for that area, and my guess is that Lowe's will relocate its Southern Hills store to that area as well. Again, that's just my guess, but that area does fit perfectly into Lowes' typical method of operation. Lowes likes to locate their stores near Wal-Mart Supercenters, and Home Depot likes to locate near Target stores. In addition, this type of synergy tends to lead to more national chain retailers who also feed off their competition, such as Bed Bath & Beyond and Linens N Things, PetSmart and Petco, etc.

Another area to watch, in my opinion, is Shreve City. It seems that area has become nothing more than a distant memory to many in Shreveport-Bossier, but with the huge commitment from Wal-Mart for an "upscale" Supercenter store in that area, I do expect to see more national retailers begin to look at that part of the city again.

Shreveport seems to have become THE shopping destination. I bet people in places like Longview who used to go to Tyler or Dallas now go to Shreveport. I've heard that smaller cities that are closer to larger fast growing cities will grow as well. I wonder since Texarkana is relatively close to Shreveport do you see something like that happening here?

[dimebag1980]

Hey man. Kohl's is supposed to be coming up my way. Do Kohl's and T.J. Max sell similar merchandise?

No. Kohl's is a department store and T.J. Maxx is a discount merchandiser like Burlington or Marshalls.

[dimebag1980]

Shreveport seems to have become THE shopping destination. I bet people in places like Longview who used to go to Tyler or Dallas now go to Shreveport. I've heard that smaller cities that are closer to larger fast growing cities will grow as well. I wonder since Texarkana is relatively close to Shreveport do you see something like that happening here?

I wish.

Here's the way I see it... people from Texarkana come down for the Boardwalk and other shopping areas, as well as people from Monroe and Longview, and even people as far south as Alexandria. We've become a regional shopping destination, no doubt. I even believe some people from Tyler probably ome over here to shop, but my guess is that most people from Tyler prefer to shop in Dallas where they can choose from even more high-end stores like Neiman-Marcus and Sak's Fifth Avenue. My guess is also that the only people from Dallas who come to Shreveport and shop are the ones who come here for the casinos and other attractions. They tend to wind up shopping, but they aren't drawn by the shopping as much as they are the larger attractions such as the casinos.

By the way, Darius, it's good to see you around again. Haven't seen you in a week or so it seems.

Edited May 31, 2006 by SBCmetroguy

[fridayinla]

Anyway, my guess about the next big development area in Shreveport is Pines Road at West 70th and West 70th between Pines Road and Bert Kouns. With the existing Wal-Mart Supercenter, the new Home Depot and the planned Target, things should be picking up in that are aconsiderably over the next decade. Rumor has it that a multiplex theater may be in the works for that area, and my guess is that Lowe's will relocate its Southern Hills store to that area as well. Again, that's just my guess, but that area does fit perfectly into Lowes' typical method of operation. Lowes likes to locate their stores near Wal-Mart Supercenters, and Home Depot likes to locate near Target stores. In addition, this type of synergy tends to lead to more national chain retailers who also feed off their competition, such as Bed Bath & Beyond and Linens N Things, PetSmart and Petco, etc.

Another area to watch, in my opinion, is Shreve City. It seems that area has become nothing more than a distant memory to many in Shreveport-Bossier, but with the huge commitment from Wal-Mart for an "upscale" Supercenter store in that area, I do expect to see more national retailers begin to look at that part of the city again.

I agree, I think these are two areas to watch, especially Pines Rd which is just teeming with wide open space. Shreve City will probably see some redevelopment around the new Wal-Mart, but new construction is always more expensive in older urban neighborhoods. The infrastructure is in place, but land is more costly.

I was just looking at a Google Earth aerial shot of Youree Drive near Bert Kouns, even though these shots are several years old, you can see now that there's very little developable land left in that part of town. In my opinion, we'll probably start to see development move along Bert Kouns Industrial Loop west of Youree (near the hospital). There isn't much open space left, but developers will like its proximity and accessability from Youree Drive. Plus, the heavy traffic volume is already there. I think it's a sure thing.

In addition to those areas, I'd keep an eye on Bert Kouns around I-49, between Mansfield Rd & Ellerbe Rd. Some retail has been there for years, but all it will take is one developer to get the ball rolling. It's commercial land, near the right demographics, in the right part of town, near a major interstate. My guess is there will be more hotel and restaurant developments around there, especially once the extension gets underway.

Edited May 31, 2006 by fridayinla

[dimebag1980]

I agree with you on all points. I'm going to try not to "quote" you to death, but I'm going to do a little quoting below so I can see what I'm responding to easier:

I agree, I think these are two areas to watch, especially Pines Rd which is just teeming with wide open space. Shreve City will probably see some redevelopment around the new Wal-Mart, but new construction is always more expensive in older urban neighborhoods. The infrastructure is in place, but land is more costly.

I hadn't thought about the cost part of things as far as Shreve City is concerned, but I do see your point. Then on top of the added cost for pre-developed land, you have the cost of demolition and so on. Or maybe you were including that in what you were saying. If so, sorry... I get lost easily sometimes.

I was over on Pines Road over the weekend (went to Great Wall Chinese restaurant) and noticed there's a new hotel coming up behind the IHOP. I knew it's been planned for a while, but it was nice to see a mostly-complete hotel there now. Last time I looked there was just some cleared land with a contractor's work trailer on site as well as some construction fencing. The hotel is 4 stories and appears to be yet another of Hilton's or Marriott's run-of-the-mill brand hotels like the Courtyard that's next door to the site. In addition, there's another Holiday Inn Express going up by the airport off Monkhouse, making 4 Holiday Inn locations within a couple miles of the airport. Wow.

And yes, that area has tons of undeveloped land, especially from Pines Road toward Bert Kouns along the interstate. In addition, it has the interstate frontage - with feeder roads - that shopping center developers drool over. I can't wait to see that area in 5 years, let alone 10!

I was just looking at a Google Earth aerial shot of Youree Drive near Bert Kouns, even though these shots are several years old, you can see now that there's very little developable land left in that part of town. In my opinion, we'll probably start to see development move along Bert Kouns Industrial Loop west of Youree (near the hospital). There isn't much open space left, but developers will like its proximity and accessability from Youree Drive. Plus, the heavy traffic volume is already there. I think it's a sure thing.

This is exactly what I tell my wife everytime we drive down Bert Kouns, between Youree and Kings Highway. There isn't a ton of land over there, but there's enough to put a few shopping strips on and fill them with stores and restaurants. And now that SDI Realty is getting ready to develop most of the land remaining just to the south of the Lowes shopping center, any newer development in that area will almost have to go along Bert Kouns.

The area of Bert Kouns, just west of Wal-Mart, has already lost 3 major stores and I hope that trend stops there. Circuit City moved to Youree (1 mile away,) Tony Roma's closed citing "lack of business" which I think is a crock. Lack of business in that area? And they were (in my opinion) one of the better restaurants on that stretch of road... I don't buy their reasons for a minute. There had to be more to that story! Oh, and Just for Feet also closed over there 3-4 years ago. Personally, I'd love to see the local running/sports store Sportspectrum purchase that building and move into it. It seems like a perfect fit for them.

There are also still a few outparcels available for development around Tinseltown. Why those never developed, I'll never know, but they're there and they're available.

In addition to those areas, I'd keep an eye on Bert Kouns around I-49, between Mansfield Rd & Ellerbe Rd. Some retail has been there for years, but all it will take is one developer to get the ball rolling. It's commercial land, near the right demographics, in the right part of town, near a major interstate. My guess is there will be more hotel and restaurant developments around there, especially once the extension gets underway.

You know, Circuit City's holding company (I forgot their name) still owns quite a bit of land over there, just south of the newer Brookwood Baptist Church, fronting both Bert Kouns and I-49. That is prime real estate, no doubt. And hotels are very-much needed in that area, as there is only one over there right now. That area could very well be a goldmine for hoteliers and restaranteurs wanting to catch the traffic entering and leaving Shreveport for points south. I know why Circuit City never built there, since the location next to Wal-Mart came up, but I'm really surprised a developer hasn't located a large power center in that area... or at least a couple of hotels. I'm actually VERY surprised by this. Ever since the big shift toward Youree Drive, nothing new has been built over there except a Sonic and a RaceTrac gas station at Bert Kouns/Linwood.

[Metlife]

Just to add a little bit to your last point SBC, there could potentially could be two more legitimate areas of development that haven't been discussed. Initially, the area b/w Fern Ave. and E. 70th was originally looked at by Kohl's before they finalized their Youree Dr. location. I believe that area is about to be "un-landlocked" with the Sand Beach Dr. extension from Youree. Also, the area south of Flournoy Lucas is ripe with undeveloped land towards the Port of Shreveport. With the expansion of 3132 towards the port, you may very well see that area explode with activity.

Edited May 31, 2006 by Metlife

[fridayinla]

Brian, where exactly is all that development along Pines Road? I'm guessing closer to I-20, but is any of it further south? It's been years since I've driven that area.

Also, in response to your comments about businesses along Bert Kouns, I completely agree. I can't believe there's been a lack of business there. It seems like that Wal-Mart center was the catalyst for the growth near that intersection to begin with. (Maybe there were other developments there too, but I'm too young to remember much before that.) Even if there has been a lack of business there in recent years, I'm sure people's attention just shifted temporarily to Youree Drive. But now as the power centers are sprouting up BACK towards Bert Kouns, it's only a matter of time until there's rekindled interest in the Walmart/Tinseltown developments. I bet those out parcels you mentioned will be developed in the next couple of years. It only makes sense.

I've been meaning to ask you too, was there an article about the 10-12 hotel tower proposed for the north side of the LA Boardwalk? The only articles I"ve been able to find online mention the smaller Hilton-brand hotel.

[fridayinla]

Also, the area south of Flournoy Lucas is ripe with undeveloped land towards the Port of Shreveport. With the expansion of 3132 towards the port, you may very well see that area explode with activity.

Yeah, I thought about that too. I have a feeling a lot of that area will be more residential. But where's there's people, there's retail to follow. Does anyone know when the 3132 extension is supposed to be completed?

[fridayinla]

Just to add a little bit to your last point SBC, there could potentially could be two more legitimate areas of development that haven't been discussed. Initially, the area b/w Fern Ave. and E. 70th was originally looked at by Kohl's before they finalized their Youree Dr. location. I believe that area is about to "un-landlocked" with the Sand Beach Dr. extension from Youree.

Wow, that's a huge lot. I'm suprised that hasn't been tagged for development yet. If Kohl's was seriously considering that land, it's probably destined for something big.

[Mudbugger]

Hello everyone,

I don't post often but i wanted to drop my 2 cents worth in.

I am in agreement that the above listed areas are where some growth could occur in the near future.

Still, i haven't seen many posts about the most underdeveloped area of Shreveport.

Bert Kouns.

There are thousands of undeveloped acres between I-20 and I-49, many of them in large blocks of 150 acres or more.

This is the future of Shreveport.

Once the Youree corridor is saturated the businesses will look elsewhere and the first area of expansion should be here.

Just my observation,

Mudbugger

[dimebag1980]

Yeah, I thought about that too. I have a feeling a lot of that area will be more residential. But where's there's people, there's retail to follow. Does anyone know when the 3132 extension is supposed to be completed?

I'll respond to more of these posts when I get home a little later, but for now I wanted to touch on this one a little bit.

The subdivision located just off 70th and Fern (sorry, can't recall the name) is asking for zoning approval so they can expand a little bit more toward 70th Street. However, a big chunk of that land has been proposed as a subdivided commercial development, which was initially supposed to include Kohl's. The commercial proposal is still on the books, but now it looks like Orr Automotive wants to build a car dealership there. I suppose Orr got a little too big for the Auto Mall (half the dealerships in the Auto Mall are Orr now and the other half are Rountree/Champion!)

Personally, I think any car dealership, even a Mercedes or BMW dealership, is a bad idea for that stretch of 70th. As much as I love development, I think their zoning should be denied for that location.

[dimebag1980]

Wow, that's a huge lot. I'm suprised that hasn't been tagged for development yet. If Kohl's was seriously considering that land, it's probably destined for something big.

Here's the site plan that was submitted for the development before Kohl's changed locations. The revised site plan looks pretty similar, but I can't seem to get my hands on a copy of it to post. The problem is, it can't be anything too big because of traffic concerns. The traffic concerns are one of the reasons Kohl's pulled out, but the other reason was that SDI Realty was needing another big department store to go along with the planned JC Penney on Youree.

[dimebag1980]

Thanks for posting that photo. It's a substantial building and should make nice condos. It looks crooked b/c there's some barreling in the photo. Happens when you take pics of a building and use a narrow lens. Emporis points that out to me frequently.

I would have just continued to wonder why my photo came out all screwed up. Thanks for telling me. I hope to get a better camera in the near future and I'm in the process of trying to learn more about photography through the help of a couple of guys on this board and my own Digital Photography for Dummies book.

[dimebag1980]

Brian, where exactly is all that development along Pines Road? I'm guessing closer to I-20, but is any of it further south? It's been years since I've driven that area.

The new Home Depot is located at the intersection of Pines and W. 70th, behind the Rite-Aid store and a new bank. Behind the new Home Depot, facing W. 70th toward Broadacres (where Evangel is,) some of the trees were cleared a while back and that's the general area that Target is expected to build in.

The new hotel is behind the IHOP on the service road, WestPort Avenue, which becomes Buncombe Road. along that entire stretch of road, it's mostly hotels with IHOP and Waffle House thrown in. Last Year, Tango Transport moved their headquarters from the Minden area to an existing office building in the same area.

There is a new David Beard's Catfish Village located along Greenwood Road, just off Pines Road, where a Western Sizzlin used to operate. And the old Eighty Pines Shopping Center now has a couple of new businesses in it, one of which is Johnny's Pizza. Just around the corner, facing Pines Road, is a Popeye's that was built a couple years back and then there's an odl Dairy Queen just down from that. My own gut feeling is that Lowes would build somewhere near the interstate, but until I hear anything about Lowes moving their existing store, it's just an educated guess based on their company history.

I've been meaning to ask you too, was there an article about the 10-12 hotel tower proposed for the north side of the LA Boardwalk? The only articles I"ve been able to find online mention the smaller Hilton-brand hotel.

The hotel was mentioned back in the early days of talk about the Boardwalk, and every now and then I'll hear the news say "two hotels." But the talk of the tower has died down in the last few months and I hope it's not being swept under the rug as if it never existed. It would only consist of 200-300 rooms, like the Hilton Convention Center hotel across the river, so I don't see why it would suddenly have become impossible. All along it was supposed to attach to the Bass Pro Shop, similar to the Embassy Suites in Grapevine, Texas, how it attaches to the Bass Pro Shop over there.

[bigboyz05]

I wish.

Here's the way I see it... people from Texarkana come down for the Boardwalk and other shopping areas, as well as people from Monroe and Longview, and even people as far south as Alexandria. We've become a regional shopping destination, no doubt. I even believe some people from Tyler probably ome over here to shop, but my guess is that most people from Tyler prefer to shop in Dallas where they can choose from even more high-end stores like Neiman-Marcus and Sak's Fifth Avenue. My guess is also that the only people from Dallas who come to Shreveport and shop are the ones who come here for the casinos and other attractions. They tend to wind up shopping, but they aren't drawn by the shopping as much as they are the larger attractions such as the casinos.

By the way, Darius, it's good to see you around again. Haven't seen you in a week or so it seems.

[/quote:

Thanks Brian! I just graduated from TC with my Associates in Office Administration. I've been trying to find a job. You know putting out applications and sending my resume around. If I don't find anything here, I'm going to have to look at Shreveport, Little Rock, Dallas or even Tyler. So, wish me luck!

[dimebag1980]

^ Congratulations, Darius... you da man! I'm wanting to get back to school, but everytime I get serious about it, something comes up or I get told that what I want to do requires full-time attendance. Damned if you do, but more damned if you don't!

Oh, and there's always room in Shreveport. If you do have trouble finding a job and truly do consider Shreveport, I'll gladly help you scour the employment ads in the Shreveport Times.

[fridayinla]

The hotel was mentioned back in the early days of talk about the Boardwalk, and every now and then I'll hear the news say "two hotels." But the talk of the tower has died down in the last few months and I hope it's not being swept under the rug as if it never existed. It would only consist of 200-300 rooms, like the Hilton Convention Center hotel across the river, so I don't see why it would suddenly have become impossible. All along it was supposed to attach to the Bass Pro Shop, similar to the Embassy Suites in Grapevine, Texas, how it attaches to the Bass Pro Shop over there.

I can't imagine they would just let the hotel plans fall by the wayside, especially since the project has been so successful and continues to grow. But then again, the marina was something that was tauted all along and now may not actually happen. They may just wait to see if the demand is there after completing the smaller hotel.

You seem to have connections Brian, just give John Good a quick call for us.

Edited June 1, 2006 by fridayinla