Shreveport/Bossier City Development

[bigboyz05]

According to Urban Land Institute Advisory Services, the Shreveport-Bossier area should be rebranded as "Red River Communities," to show the area as one regional economic area instead of separate areas competing for economic developments.

While I agree with the basic concept of branding this region as one area, I always thought Shreveport-Bossier City did a good job of that. A hyphenated name typically brings to mind a unified area, in my opinion. To me, it shows more than one city working together toward common goals.

What about just the typical old "Metro Shreveport?" This covers everyone in the metro area, and at the same time it doesn't hurt Shreveport's image.

I hate to disagree with this panel of "experts," but I do. I believe calling the metro Shreveport area "Red River Communities" is extremely degrading and counteracts all the years that this area has spent trying to build its image as an urban area. The suggested name, Red River Communities, makes it sound like a rural area with no image whatsoever. I don't even like to consider Shreveport a "community," because the word community, to me, conjures up images of small-town America and that's just not the image a combined urban area of 260,000 should be trying to achieve.

For the record, the only thing I don't like about their idea is the name. Aside from that, I love their approach of trying to market the area as a series of "urban villages." I just simply don't believe the name "Red River Communities" will achieve that. If anything, I feel it may do the opposite.

Here's the article from Today's Shreveport Times...

http://www.shreveporttimes.com/apps/pbcs.d.../604290363/1002

And here's the actual plan in PDF format...

http://www.shreveporttimes.com/assets/pdf/D926669428.PDF

I agree with everything you said. A city the size of Shreveport should be advertised as a growing metropolis instead of a small town.

[dimebag1980]

Speakers at the 2006 Trends Conference for Real Estate, held this morning at the Shreveport Convention Center, gave a positive review of the local real estate market. The one thing that was singled out was the need for more residential growth in the CBD.

Accoring to the following article, "there is a need for a strategy for Shreveport

[bigboyz05]

That would be good bringing more people to the CBD. The last time I was in Shreveport, I visited a friend who lives in one of those downtown lofts.

[richyb83]

I would expect Shreveport to join the growing trend of cities moving more people into Downtown. A nice high-rise or mid-rise condo would fit nicely between the CBD and the Casinos.

[dimebag1980]

I would expect Shreveport to join the growing trend of cities moving more people into Downtown. A nice high-rise or mid-rise condo would fit nicely between the CBD and the Casinos.

I'm with you there. Now that the casino hotels are there along the riverfront, there's a gap between the skylines... not an enormous gap, but a gap nonetheless. Actually, though, when viewed from outside of downtown, the gap looks larger than it is.

Bossier City still may end up with yet two more high-rise hotels within the next few years. This all depends largely on two main factors: (1) growth and expansion of the local casino market, and (2) the success of Louisiana Boardwalk. All along, the Boardwalk has planned two hotels... one at 10-12 stories and one around 5-6 stories. On top of that, for the last couple of years the Horseshoe Casino has been considering the possibility of a twin 26-story tower to be built right next to their current tower.

[bigboyz05]

I'm with you there. Now that the casino hotels are there along the riverfront, there's a gap between the skylines... not an enormous gap, but a gap nonetheless. Actually, though, when viewed from outside of downtown, the gap looks larger than it is.

Bossier City still may end up with yet two more high-rise hotels within the next few years. This all depends largely on two main factors: (1) growth and expansion of the local casino market, and (2) the success of Louisiana Boardwalk. All along, the Boardwalk has planned two hotels... one at 10-12 stories and one around 5-6 stories. On top of that, for the last couple of years the Horseshoe Casino has been considering the possibility of a twin 26-story tower to be built right next to their current tower.

The completion of those projects would make the skyline look even better!

[dimebag1980]

Two downtown buildings recently sold by a Baton Rouge businessman were purchased by a company in Reno, NV, and the company has plans for the buildings. One of the plans is to put a grocery store in one of the buildings. As more and more people are living downtown these days in apartments and condos, a grocery store has become a necessity so I'm glad to see someone who is willing to build one.

The article goes on to say, "The company says they're investing in downtown Shreveport because it's considered one of the best growth markets over the next 10 years."

http://www.ktbs.com/news/local/2760456.html

[richyb83]

That's great news, a nice tall building like that does not need to remain vacant . The grocery store is a must if any Downtown is going to work. BR is going to have to do the same very soon, what they have there now does not qualify.

That's great to hear that Shreveport is considered one of the best growth makets over the next ten years too !

[dimebag1980]

That's great news, a nice tall building like that does not need to remain vacant . The grocery store is a must if any Downtown is going to work. BR is going to have to do the same very soon, what they have there now does not qualify.

That's great to hear that Shreveport is considered one of the best growth makets over the next ten years too !

Yes Sir, and it's a great-looking building. It definitely deserves to be redeveloped... actually both the mentioned buildings deserve to be redeveloped! The developers are debating between office space and apartments. I'd prefer to see condos, but I'll take what I can get. Downtown has hundreds of permanent residents now and it's about time they started developing service-oriented businesses down there for them such as a grocery store, Starbucks or similar coffee shop, etc. I'd also love to see a Walgreen's back downtown. It seems like there's a Walgreen's on every corner in downtown New Orleans and downtown Chicago.

There are some excellent restaurants in downtown Shreveport, some of which I still haven't eaten at. But of those restaurants, only a handful of them are within the West Edge, and that's where the majority of downtown's population lives.

[bigboyz05]

Two downtown buildings recently sold by a Baton Rouge businessman were purchased by a company in Reno, NV, and the company has plans for the buildings. One of the plans is to put a grocery store in one of the buildings. As more and more people are living downtown these days in apartments and condos, a grocery store has become a necessity so I'm glad to see someone who is willing to build one.

The article goes on to say, "The company says they're investing in downtown Shreveport because it's considered one of the best growth markets over the next 10 years."

http://www.ktbs.com/news/local/2760456.html

Wow! That's really nice. I would like to see Shreveport when all those projects are completed. Also that shopping/entertainment complex along the Red River, isn't it called The Boardwalk? Anyway, on the news they said many more stores are going to be added soon. I can't wait.

[dimebag1980]

Wow! That's really nice. I would like to see Shreveport when all those projects are completed. Also that shopping/entertainment complex along the Red River, isn't it called The Boardwalk? Anyway, on the news they said many more stores are going to be added soon. I can't wait.

Yes sir, the Louisiana Boardwalk. I have a thread on this Shreveport-Bossier forum about that, and in one of my last posts, I included a link to a map/directory for the property. At the bottom of the map, in small print, it tells what stores/restaurants/lodging are planned to open this year. Check it out!

[dimebag1980]

The Bossier Parish Police Jury will vote today to decide whether or not to hold an election on September 30 to raise millages to pay for road repairs and a new sewer district.

This is a very important issue, as this could spur more development in Haughton.

http://www.shreveporttimes.com/apps/pbcs.d...EWS02/605170325

[fridayinla]

Thanks for the welcome guys. I am definitely here to stay and I plan to contribute as much as I can to the Shreveport pages. I spent the last few days reading through all of the posts. I'm very impressed with everyone

Edited May 24, 2006 by fridayinla

[NCB]

Or if you guys want to take photos of the buildings listed, I can post them for you. You'd be given credit as the photographer.

I'm not from the area so I really don't have any info or pictures of the buildings themselves, but if you wanted to add any skyline photos to the "images" portion of the Shreveport page, I'd be happy to contribute the two or three reasonable photos I have of the skyline. If you don't need them, that's fine. Just trying to help in some way.

Here are the photos:

[dimebag1980]

Thanks for the welcome guys. I am definitely here to stay and I plan to contribute as much as I can to the Shreveport pages. I spent the last few days reading through all of the posts. I'm very impressed with everyone's knowledge of the city's developments.

Just a little information about me:

I went to school for Urban Planning and Development and over those 4 yrs I studied Shreveport/Bossier as a model for economic redevelopment. I'm originally from the area, but I'm also impressed how the city was able to reinvent itself through the gaming industry. Since then, Shreveport's average household income has risen substantially; now it's catching the attention of developers nationwide. I'm looking to move into real estate development myself over the next couple of years, and downtown Shreveport seems like the place to invest. I'll be starting off modestly of course.

By the way, I'm also responsible for Shreveport's high-rise building info on Emporis.com, so if you guys see anything on that website site that needs an update, please let me know. Or if you guys want to take photos of the buildings listed, I can post them for you. You'd be given credit as the photographer.

Awesome, great to have you. I believe you bring with you a lot of knowledge and experience.

I was recently rejected as an editor for Emporis, but I do have a very extensive collection of downtown Shreveport photos. I'll gladly direct you toward my galleries if you're interested.

1. Residential Conversions downtown

This article from 2005 mentions residential conversation of the Crystal Oil Building, Creswell Hotel and the Petroleum Building. Any progress?

Yes, there has been significant progress with some of these projects, and I will try to answer your questions one-by-one based on my own knowledge.

The Petroleum Building I'm not sure about, but I can certainly check. I saw someone working inside there only last week, and I would have spoken with them had I stopped for a photo op, but I was in a hurry as I went by and wasn't able to stop. I was itching to take some photos in that area, so it hurt me to take off when the light turned green but I had to run.

The Creswell Hotel renovations are currently underway. I spoke with the manager of that building only a couple of weeks ago and he gave me a very positive progress report, and he also made mention of the owner meeting with a "national coffee store chain" about possibly locating on the 1st floor corner of their building.

The Crystal Oil Building is definitely an amazing transformation. I know the condos seem to be selling at a decent pace, and the first floor of the building just became Red River Bank. They have a nice, new sign on the top of the building that reads "Red River Bank." I meant to take pictures of this building recently but didn't get around to it, so this gives me a reason to do so. I'll try and get some good shots of that building to show you.

2. Cross Bayou Redevelopment

I don't see this actually happening. They were talking about doing something there, but then there was the whole uproar over the DejaVu/Larry Flynt's nightclub, and the city ended up paving a tacky surface parking lot on the Cross Bayou development property.

3. Greyhound Bus Terminal Relocation

This is still in the works as of last word I got, which was just a few months ago. Construction may have even begun, but I haven't ventured over to the southern edge of downtown to check. It's supposed to be built near the new Shreveport-Bossier Rescue Mission building, which is nearing completion.

4. Horseshoe Hotel Tower II

Not a clue. I can't get Harrah's, Inc. (the new owners of Horseshoe Gaming) to return my emails regarding their proprty expansions in this area. They were also scheduled to break ground on a 6-story hotel at Harrah's Louisiana Downs this month, but they haven't yet done so and they will not respond to my questions regarding this and other local expansion projects.

Edited May 24, 2006 by SBCmetroguy

[fridayinla]

Wow, you never disappoint SBCMetroguy! Thank you for the quick and thorough reply. Being able to visit the sites is such an advantage... you can find out so much more than just doing a google search. I tried once also to contact the owners of Horseshoe to ask about the second tower. It was before Harrah's purchased the property, but their reply was just that it's something their considering. It's still the most lucrative casino in the market, but I guess ulitmately it depends on the demand for hotel rooms.

I'm excited to here about the residential conversions! A national coffee store chain in the Creswell Hotel? I can't imagine it would be Starbucks, but even something like PJ's Coffee would be amazing for the West Edge. Those are the kinds of places that area needs. Someone has the right idea. Keep us posted.

Another development I forgot to ask about last night - the Pines Road Marketplace anchored by a Dollartree Store and Starbucks Coffee. The little blurb I found mentions that it's supposed to be completed in June 2006. It's only a 21,000 SF development, but in my opinion when a Starbucks is involved, it usually indicates a quality development. They always have the best locations in every city.

Oh, and I'd love to see your collection of photos for Shreveport. I'll warn you now though, Emporis is picky about quality, composition, lighting and being high-definition. I'll use any photos that I think could be approved, but there's a select few of senior editors who have the final say. Send 'em my way!

Edited May 25, 2006 by fridayinla

[bigboyz05]

Awesome, great to have you. I believe you bring with you a lot of knowledge and experience.

I was recently rejected as an editor for Emporis, but I do have a very extensive collection of downtown Shreveport photos. I'll gladly direct you toward my galleries if you're interested.

1. Residential Conversions downtown

This article from 2005 mentions residential conversation of the Crystal Oil Building, Creswell Hotel and the Petroleum Building. Any progress?

Yes, there has been significant progress with some of these projects, and I will try to answer your questions one-by-one based on my own knowledge.

The Petroleum Building I'm not sure about, but I can certainly check. I saw someone working inside there only last week, and I would have spoken with them had I stopped for a photo op, but I was in a hurry as I went by and wasn't able to stop. I was itching to take some photos in that area, so it hurt me to take off when the light turned green but I had to run.

The Creswell Hotel renovations are currently underway. I spoke with the manager of that building only a couple of weeks ago and he gave me a very positive progress report, and he also made mention of the owner meeting with a "national coffee store chain" about possibly locating on the 1st floor corner of their building.

The Crystal Oil Building is definitely an amazing transformation. I know the condos seem to be selling at a decent pace, and the first floor of the building just became Red River Bank. They have a nice, new sign on the top of the building that reads "Red River Bank." I meant to take pictures of this building recently but didn't get around to it, so this gives me a reason to do so. I'll try and get some good shots of that building to show you.

2. Cross Bayou Redevelopment

I don't see this actually happening. They were talking about doing something there, but then there was the whole uproar over the DejaVu/Larry Flynt's nightclub, and the city ended up paving a tacky surface parking lot on the Cross Bayou development property.

3. Greyhound Bus Terminal Relocation

This is still in the works as of last word I got, which was just a few months ago. Construction may have even begun, but I haven't ventured over to the southern edge of downtown to check. It's supposed to be built near the new Shreveport-Bossier Rescue Mission building, which is nearing completion.

4. Horseshoe Hotel Tower II

Not a clue. I can't get Harrah's, Inc. (the new owners of Horseshoe Gaming) to return my emails regarding their proprty expansions in this area. They were also scheduled to break ground on a 6-story hotel at Harrah's Louisiana Downs this month, but they haven't yet done so and they will not respond to my questions regarding this and other local expansion projects.

Hey Brian! How's it been? I see the forums have cooled off quite a bit since I was last here. I always look forward to you posting articles about the growth in the Shreveport/Bossier area! These projects will be a very nice addition to downtown.

[dimebag1980]

I'm excited to here about the residential conversions! A national coffee store chain in the Creswell Hotel? I can't imagine it would be Starbucks, but even something like PJ's Coffee would be amazing for the West Edge. Those are the kinds of places that area needs. Someone has the right idea. Keep us posted.

Yeah, that was actually my thought. The manager told me he couldn't say which coffee chain they've talked to, but my first thought was that Starbucks wouldn't be interested in that location. If a Starbucks were to locate downtown, it would likely be within walking distance of the casinos, or on the Bossier side in the Boardwalk.

Another development I forgot to ask about last night - the Pines Road Marketplace anchored by a Dollartree Store and Starbucks Coffee. The little blurb I found mentions that it's supposed to be completed in June 2006. It's only a 21,000 SF development, but in my opinion when a Starbucks is involved, it usually indicates a quality development. They always have the best locations in every city.

I know you're living in L.A. now, but when were you through here last? The Pines Road area has really cranked up, and I hope you've had an opportunity to see that. There is now a Home Depot at the Pines/W. 70th intersection and a Target is planned for some time over the next couple of years. My guess is that Lowe's will soon close their Mansfield Road store and relocate it to that area, since Wal-Mart, Target, and Home Depot will all be in the Pines Road area.

The Pines Road Marketplace is coming along fast. While a very small shopping strip, it is definitely anchored by a Dollar Tree and a Starbucks. Usually when I think of a Dollar Tree-anchored strip, I don't think much of it, but knowing Starbucks will be located there as well makes me think more highly of the development. The Shell station next door to the shopping strip also recently became home to a Quizno's franchise as well. Between I-20 and W. 70th, the entire west side of Pines Road is really developing up and it looks like Target and others will locate on the north side of W. 70th, pushing development toward the western end of Bert Kouns.

Oh, and I'd love to see your collection of photos for Shreveport. I'll warn you now though, Emporis is picky about quality, composition, lighting and being high-definition. I'll use any photos that I think could be approved, but there's a select few of senior editors who have the final say. Send 'em my way!

No biggie. Even if none are ever used, feel free to view them and use them however you see fit. My favorite photo is the skyline photo I took from the Horseshoe parking garage. As you likely know, that view doesn't disappoint.

This is my collection of general urban Shreveport photos

This is my collection of skyline photos from various viewpoints

This is my collection of mostly Shreveport Convention Center Hotel construction photos

This is my collection of various views, some urban and some shots from within the city limits that look rural

This is my collection of photos from the Scottish Rite Temple downtown

This is my collection of suburban Shreveport-Bossier photos, part 1

This is my collection of suburban Shreveport-Bossier photos, part 2

[fridayinla]

Very nice photos! Thanks for sharing those and the development info. It's been years since I've been to Bossier City (well, besides the Boardwalk) and West Shreveport. I haven't seen any of those developments in person, so your surburban photos blew me away. My parents now live in Natchitoches, so when I visit SBC (usually over the holidays - last visited in Dec.), we only go to Youree Drive and downtown. I'm planning on visiting when the Robinson Film Center opens... I've been looking forward to that for years. I think by then the new Sci-port expansion should be complete, right? By the way, are some of those residential development photos with the bridge crossing the lake part of the Provenance development? Those developments are just beautiful.

[dimebag1980]

Very nice photos! Thanks for sharing those and the development info. It's been years since I've been to Bossier City (well, besides the Boardwalk) and West Shreveport. I haven't seen any of those developments in person, so your surburban photos blew me away. My parents now live in Natchitoches, so when I visit SBC (usually over the holidays - last visited in Dec.), we only go to Youree Drive and downtown. I'm planning on visiting when the Robinson Film Center opens... I've been looking forward to that for years. I think by then the new Sci-port expansion should be complete, right? By the way, are some of those residential development photos with the bridge crossing the lake part of the Provenance development? Those developments are just beautiful.

Thanks for the compliments. I may not take the best photos, but I do take a lot of them. Whenever I get a chance to drive to a different part of the area, I enjoy taking photos of all the new developments. And there are so many developments I still don't have photos of.

As far as Bossier goes, I'm sure you know that the vast majority of its growth is to the north, toward Benton. Drive out Airline Drive sometime, between Bossier and Benton, and I swear you can barely see the separation anymore. Sure there are some fields between Bossier and Benton that are empty, but some of them already have zoning change signs posted so you know development is likely right around the corner. Lots of new subdivisions are popping up out there, and existing ones (Lakewood, Rosedale, etc) are growing again.

As far as west Shreveport goes, the majority of the residential growth in that area is centered around Greenwood and the Buncombe Road/3132 area. Most of west Shreveport's growth is commercial, but residential isn't doing too bad either. They've even been building new apartments in that area and yet another hotel is being built on Westport Ave, behind the IHOP.

In my photos, the development with the bridge is, in fact, Provenance. Now I wish I'd labelled my photos better! Provenance is coming along very nicely, and the Norris Ferry subdivision nearby has expanded out to where it's now right next to Provenance.

The Robinson Film Center is going to be a nice building, and a great asset to the West Edge District. And yes, I believe Sci-Port's expansion should be completed by then. It's coming along slowly, but it's going to be really nice. I'm excited to see it completed, as well as the theater. I still haven't visited the new Red River Waterway Visitors' Center next to Sci-Port, but I do plan to do so soon.

[dimebag1980]

Stirling Properties has released a new site plan for their huge north Bossier City shopping center, to prospective tenants. The new plan shows a 16-screen multiplex theater, a second Chili's location for Bossier City, a Target (not showing as a SuperTarget, but rather a Target that can be expanded later,) and many other stores that Bossier City desperately needs.

View the new site plan here:

http://www.stirlingprop.com/shared/public/...ssier%20P47.pdf

Edited May 26, 2006 by SBCmetroguy

[richyb83]

Impressive work Brian with everything. You definitely do a great job representing SBC ! Great pics of all the areas we don't always get a chance to see. With your work schedule I know it can't always be easy finding the time to get all that info. Keep up the great work!

That new shopping center in Bossier City is HUGE. I always enjoy the site plans.

Edited May 26, 2006 by richyb83

[fridayinla]

Stirling Properties has released a new site plan for their huge north Bossier City shopping center, to prospective tenants. The new plan shows a 16-screen multiplex theater, a second Chili's location for Bossier City, a Target (not showing as a SuperTarget, but rather a Target that can be expanded later,) and many other stores that Bossier City desperately needs.

View the new site plan here:

http://www.stirlingprop.com/shared/public/...ssier%20P47.pdf

Wow...nicely done Brian. Thanks for posting that link. The development is going to be incredible. I don't even live in SBC and I can't wait until it's finished. Isn't the anticipated completion date around Spring 2007?

[dimebag1980]

Wow...nicely done Brian. Thanks for posting that link. The development is going to be incredible. I don't even live in SBC and I can't wait until it's finished. Isn't the anticipated completion date around Spring 2007?

It sure is. They've scheduled roughly 1 year for completion, from the time construction began. You should have seen how fast the utilities were installed for the main portion of the project. It's only been a little over 1 month since they began work, and Target's pad is already on-site. Looking at the site plan, it appears that the bayou will still run through the middle of the property, with a bridge to be built over it. I'm keeping my fingers crossed that the bridge and the bayou are done elegantly, as to not create an eyesore. Given the amount of involvement the Moore family has had in this project, I believe it will be done right.

This shopping center, while not a lifestyle center, will have some lifestyle components, according to Stirling Properties. It also will be very similar in overall size to the Boardwalk. The Boardwalk is said to be around 750,000 square feet and this center is supposed to be about 700,000, outparcels excluded.

It will be so nice to see many of these stores and restaurants finally come to Bossier City. Until the end of 2005, I lived in the Springlake area of Shreveport, not far from the Youree Drive area, and it was awesome to have all the stores and restaurants just a couple miles from my home. But now I live in Haughton, and anytime I want to go to that area, I have to drive nearly 30 miles. It'll be nice to be able to drive only about 15 miles and have the same conveniences as southeast Shreveport.

[fridayinla]

It sure is. They've scheduled roughly 1 year for completion, from the time construction began. You should have seen how fast the utilities were installed for the main portion of the project. It's only been a little over 1 month since they began work, and Target's pad is already on-site. Looking at the site plan, it appears that the bayou will still run through the middle of the property, with a bridge to be built over it. I'm keeping my fingers crossed that the bridge and the bayou are done elegantly, as to not create an eyesore. Given the amount of involvement the Moore family has had in this project, I believe it will be done right.

This shopping center, while not a lifestyle center, will have some lifestyle components, according to Stirling Properties. It also will be very similar in overall size to the Boardwalk. The Boardwalk is said to be around 750,000 square feet and this center is supposed to be about 700,000, outparcels excluded.

It will be so nice to see many of these stores and restaurants finally come to Bossier City. Until the end of 2005, I lived in the Springlake area of Shreveport, not far from the Youree Drive area, and it was awesome to have all the stores and restaurants just a couple miles from my home. But now I live in Haughton, and anytime I want to go to that area, I have to drive nearly 30 miles. It'll be nice to be able to drive only about 15 miles and have the same conveniences as southeast Shreveport.

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?

Edited May 27, 2006 by fridayinla