Shreveport/Bossier City Development

[dimebag1980]

Since there is so much growth and traffic between Benton and Bossier, has there ever been a freeway proposed between the two cities? Would there even be enough room for something like that? Do you think that Bossier will ever grow far enough south to grow around Barksdale?

Man, you should drive down in south Bossier as well. It's growing around Barksdale as we speak. There are new subdivisions planned and being built along Sligo Road on the south side of Barksdale. Of course Haughton is on the east side of the base, but Bossier and Haughton are growing closer together as well. I truly believe the city will surround Barksdale completely within a few years.

And no, a true freeway isn't planned between Bossier and Benton, but the Bossier parkway, which is somewhat of a freeway, is going to be extended to I-220 and then possibly beyond. There is definitely room out there to build a true freeway, but this is Louisiana so I can gaurantee you it won't happen soon. Hopefully they'll get the parkway extended, and link Swan Lake Road in Bossier to Crouch Road in Benton, which is the current ptoposal. That would make 4 direct links between Bossier and Benton: Benton Road and Airline Drive (existing,) and the parkway extension as well as Swan Lake/Crouch roads (proposed.)

[bigboyz05]

I hope you're right, but every time I visit Texarkana I do see more and more growth. It's surprising, because when I first started dating my wife 5 years ago there was literally NO growth... and now, suddenly, it's exploded.

Texarkana is definitely doing things right. I no longer joke with my wife about there being nothing going on there, because there is a LOT going in there now.

I will say, though, my in-laws were in town from Texarkana for the day, and we took them to eat at the new Satlgrass Steakhouse in the Boardwalk (the FIRST Saltgrass location outside the large Texas cities of Dallas, Houston, San Antonio, and Austin,) and they were impressed. They'd been down there before, but it's matured so much since then... and new buildings are uder construction, which impressed them. They got to see the trolley, but didn't get to ride it... IT WASN'T RUNNING!! It was a warm, PRETTY day and there were hundreds of people down there shopping and eating, but the trolley wasn't running!! The only transportation through the complex running was the pedicabs!

I am glad Texarkana is growing because I was tired of having to go to other cities for certain products. Now the city needs to work on getting more entertainment opportunities here. Recently a lot of companies have expressed interest in the Texarkana area mainly because they heard about our new Texas A&M and Engineering School starting construction soon. With both of our cities doing it big right now it makes me wonder what Texarkana and Shreveport will look like in 20-30 years. Who knows we may become the D/FW of the Ark-La-Tex.

[dimebag1980]

I am glad Texarkana is growing because I was tired of having to go to other cities for certain products. Now the city needs to work on getting more entertainment opportunities here. Recently a lot of companies have expressed interest in the Texarkana area mainly because they heard about our new Texas A&M and Engineering School starting construction soon. With both of our cities doing it big right now it makes me wonder what Texarkana and Shreveport will look like in 20-30 years. Who knows we may become the D/FW of the Ark-La-Tex.

Dude, bring it on! I would be completely in favor of a Shreveport-Texarkana metro area, and considering how so many corporations already consider Shreveport and Texarkana as one market, seriously... who knows what could happen just a few years down the road.

And PS... the A&M engineering school is something I've been watching for a while now. That is an awesome asset to Texarkana, and I promise you it will be just as important to that area as LSU School of Medicine is to Shreveport.

[dimebag1980]

I mentioned recently that I'd noticed work being done at the site of the future Benton Road Overpass, and here's an article about the official groundbreaking:

http://www.shreveporttimes.com/apps/pbcs.d...7/NEWS/60327015

[bigboyz05]

Wow! That's great. I know the residents of that area are glad this project is moving forward. Btw, do you have any recent construction info on I-49 North toward the Arkansas line?

[dimebag1980]

Wow! That's great. I know the residents of that area are glad this project is moving forward. Btw, do you have any recent construction info on I-49 North toward the Arkansas line?

Yes, believe me, that overpass project is long-overdue. There is a rail switch not far from Benton Road, and the trains have to stop for long periods of time while switching, thus tying up traffic for anywhere from 10-20 minutes at a time. It's a nightmare... especially on a major thoroughfare like Benton Road.

The only info I have on I-49 is that, while slowly, it's moving forward. They're in the process of clearing and grading for the first 6 miles of interstate from the state line to the town of Mira. North Louisiana lawmakers, like Jim McCrery, are stilll pushing to get the rest of the freeway constructed. The biggest issue that must now be ironed out is where the freeway will run inside the city of Shreveport. Will it stop at 3132 in south Shreveport and then pick up at 220 in north Shreveport, making the current I-49 stretch between 3132 and I-20 just a north-south freeway. This would be a cheaper option, but in my opinion, I believe the freeway should pick up where it now terminates just west of downtown, and carry through downtown and the north side of the city. Divert truck traffic around the city, but keep the car and small truck traffic going through the city. Create easy access to downtown from I-49, clear out the bighted areas west of downtown, and expand the downtown area to the west to meet the freeway.

[bigboyz05]

Your idea makes much more sense. I heard that as well about I-49 hooking up at I-220 and curving around to where 3132 meets I-49. Going straight through the city would save a lot more time for travelers and commuters instead of going around the edge of the city. Anyway will the existing portion of I-49 between 3132 and I-20 be renamed something like I-349 or a configuration like that?

[dimebag1980]

Your idea makes much more sense. I heard that as well about I-49 hooking up at I-220 and curving around to where 3132 meets I-49. Going straight through the city would save a lot more time for travelers and commuters instead of going around the edge of the city. Anyway will the existing portion of I-49 between 3132 and I-20 be renamed something like I-349 or a configuration like that?

It's been discussed, in the event that I-49 doesn't run straight through the city, but discussing it is about all that's been done. The only problem is, in order to be considered a bypass of I-49 and carry the name of I-149, I-249, I-349, etc, it would have to both begin and end at I-49. And since it wouldn't, I suppose they'd have to just ditch the whole I-whatever designation altogether. That is, unless it could somehow be classified as a spur.

[richyb83]

Has anyone heard how things are progressing with I-49 in Arkansas ? Should I bring that to the Arkansas tread ? I think it will be neat to drive to Kansas City thru Shreveport via I-49 . I realize construction on I-49 thru the hilly terrain of the Ouachita's and Ozark Mts. will be a challenge !

[bigboyz05]

In Arkansas, the I-49 sections that are complete are the areas between Fort Smith and Fayetteville/Springdale/Rogers and from Texarkana south to about 5 miles north of the Louisiana stateline. As for Missouri most of that is already freeway. They just need to upgrade some sections of Hwy. 71 to freeway standards and the state only needs to build new freeway from Anderson, Missouri to the Arkansas stateline, which is only 12 miles.

[bigboyz05]

In Arkansas, the I-49 sections that are complete are the areas between Fort Smith and Fayetteville/Springdale/Rogers and from Texarkana south to about 5 miles north of the Louisiana stateline. As for Missouri most of that is already freeway. They just need to upgrade some sections of Hwy. 71 to freeway standards and the state only needs to build new freeway from Anderson, Missouri to the Arkansas stateline, which is only 12 miles.

Also, a section of I-49 from Loop 245 North in Texarkana to Ashdown, Arkansas should begin soon. Possibly around May.

[dimebag1980]

Also, a section of I-49 from Loop 245 North in Texarkana to Ashdown, Arkansas should begin soon. Possibly around May.

Very cool! I can't wait until the entire freeway is finished all the way to Kansas City... or at least, for now, NW Arkansas!

[dimebag1980]

Well, I found this webpage on LoopNet pushing the Kings Crossing development along Youree Drive. Having not heard anything about PF Chang's in a while, I wondered if was still planned, but this page shows that piece of land is available. It's 'Pad B' on page 2 of the PDF file below. But then if you look at page 3, it still shows PF Chang's on that particular pad, so who knows...

http://www.loopnet.com/Attachments/D/D/A/D...BBB230E9AA1.pdf

Anyway, if you go to this page, the main page on LoopNet for the Kings Crossing development, there are some really good photos of the site which also show part of the large, empty piece of land just south of the development, where Kohl's, JC Penney, and many other retailers will soon be built.

http://www.loopnet.com/xNet/MainSite/Listi...1lww2t006a00001

The below article mentions that over 135 new stores and eateries have opened in this 4-block area of Youree Drive, alone, within the past decade

http://www.loopnet.com/Attachments/2/E/9/2...C7635FD64CB.pdf

[dimebag1980]

I took the time this morning to e-mail Shreveport's mayor, Keith Hightower, about the planned trolley system for downtown Shreveport, and below is the response I received from him. It's short, but he answered my question.

Mr. ############,

Thank you for your email! We have purchased 3 trolleys which are on

street ties. They are used and it will take some refurbishing before we

can begin operations.

Sincerely,

Keith Highotwer

Edited March 29, 2006 by supkof

[dimebag1980]

I was just thinking about it, and I realized... the Red River District in downtown Shreveport gets so overshadowed by the Boardwalk, but I think it still deserves some credit for what it is. While it's been through a lot in the less than 4 years since it's been open, it's still alive and kicking. When it first opened, it was a small district consisting of mostly smaller national chains, like Funny Bone Comedy Club, MacArthur's Crab House, Wet Willie's Daquiri's, Chit's Mexican restaurant, Polly Esther's Nightclub, Banana Joe's Nightclub, etc... all connected to the Hollywood Casino (now Eldorado) parking garage.

The property was developed by John Elkington, the person responsible for the development of Beale Street in Memphis, but he failed to deliver on this project so the city of Shreveport forced him out of the project altogether.

Anyway, most of the original tenants have closed, and the small enclosed shopping mall that is attached to the project has pretty-much been converted to office space, but there are still quite a few places down there to eat and have a good time. Nicky's Mexican restaurant, a very popular local chain, has a location there, as do Brother's Seafood, Fatty Arbuckle's, Wilson's Catfish & Steaks, and so on. The Funny Bone is still down there and still pretty popular, and Wet Willie's Daquiri Bar is still open down there as well. Since most of the national tenats moved out, the district has taken on a mostly local flavor, but it's very nice. My wife and I still go down there every now and then to eat at Nicky's and take in a show at the Funny Bone.

http://www.redriverentertainment.com

And below are the only pictures I have of the Red River District area:

Edited March 30, 2006 by supkof

[richyb83]

Nice pics Supkof ; seems like a neat place . Thats great the area has alot to chose from ! What bridge is that ? I like that next to last pic how the bridge runs between the buildings from above.

[dimebag1980]

Nice pics Supkof ; seems like a neat place . Thats great the area has alot to chose from ! What bridge is that ? I like that next to last pic how the bridge runs between the buildings from above.

That's the Texas Street Bridge, aka the Neon Bridge, which also runs through the Boardwalk next to Hooters.

[bigboyz05]

Thanks for sharing your pics. They look nice. Are there anymore big developments coming to Shreveport that you know of?

[dimebag1980]

Thanks for sharing your pics. They look nice. Are there anymore big developments coming to Shreveport that you know of?

Mostly just suburban residential things. A couple of them I can't mention, obviously since at this point my wife could lose her job.

On the commercial front, I've mentioned the large Bossier Target shopping center, and the 350,000 sq. ft. power center for Youree Drive, but I don't know if I've mentioned the fifth Wal-Mart Supercenter for the urban areas. That will make 4 in Shreveport and 1 in Bossier. This Wal-Mart will be located in the long-blighted Shreve City area, and will continue the revitalization of that area. Already that area is once again seeing new activity as retailers are wanting to be next to Wal-Mart. This Wal-Mart will serve the Shreve City area, as well as the downtown area, since will be located in south central Shreveport, not far outside of downtown. I drove past the site over the weekend, but the old Burlington Coat Factory and Dillard's buildings still hadn't been demolished for construction to begin. Once those buildings are out of the way, Wal-Mart is set to fast-track the construction process and get that store open.

There have been rumors of new Wal-Mart stores in the north Shreveport/Blanchard area and the south Bossier/Elm Grove area. So far those are only rumors, but even if Wal-Mart doesn't build Supercenters in those areas, they should at least build Neighborhood Markets. Those two areas would be very grateful for anything like that, considering the lack of grocery stores in those areas.

In west Shreveport, a new Home Depot opened last year, bringing the Shreveport-Bossier total to three. In that same area, Target is supposed to build its third local store as well. I know that Starbucks is currently building in a small, new strip center along Pines Road, between Wal-Mart and Home Depot. Many banks and pharmacies (Rite Aid, Walgreens, CVS, etc) have opened in that area in the last couple of years as well. There is also rumor of a new multiplex cinema being built in that area as well. This is just a hunch on my part, but I wouldn't be surprised to see a new Lowe's in that area within the next couple of years, for two reasons: (1) Lowe's generally likes to locate their stores within a 1-mile radius of a Wal-Mart Supercenter, and (2) Lowe's is Home Depot's biggest competitor.

I did take the Inner Loop to work this morning rather than my typical drive. While it took me 10 minutes longer, it was a nice change of scenery. Still the same traffic snarls, but much more peaceful for most of the drive. I noticed more land is being cleared across the Inner Loop from the Shreveport Regional Airport, for homes and commercial businesses. They are also expanding a new trailer park in that area, which I think is a big mistake. The trailers just don't fit in with the types of homes that are being built around thar area.

Most of what is being constructed right now, like I said, is residential. While most of these projects are large in scale, none of them are vertical. I'd like to see some new vertical developments other than hotels, but I suppose I'll just have to keep my fingers crossed that one of these developers will decide to try his hand at a residential tower.

[bigboyz05]

Wow! That's great stuff. My mother has a friend who lives in Shreveport and she says Shreveport is like a mimiature Atlanta as far as growth and traffic issues are concerned. Do you have the same opinion?

[dimebag1980]

Wow! That's great stuff. My mother has a friend who lives in Shreveport and she says Shreveport is like a mimiature Atlanta as far as growth and traffic issues are concerned. Do you have the same opinion?

I think it depends on how you look at it, really. You could compare it to any growing city if you ask me. When you live here, though, you do get a feel for just how rapid the growth is. I drive out to Benton almost every single week to check on a couple of job sites my company has going out there, and when I drive through the same areas, I see so many changes from week to week that it amazes me. There are people like my mother, who only go from home to work and back, and never get a chance to get out and explore. Those people have no clue what all is going on. I was talking to my mother last weekend about local growth and development, and she actually told me that someone needs to build something in west Shreveport before it disappears. I was like, "HUH!?!?!" I then told her what all is going on out there, and she was floored. See, since she drives from Bossier to Blanchard every day, and rarely ever goes to any other areas, she had no idea. She didn't even know how large the Benton area has gotten in just the last 5 years, because it's been longer than that since she's been out there.

[bigboyz05]

I understand what you're saying. There are people here in Texarkana who don't realize how much the city is growing and are very surprised when they finally do notice it.

[dimebag1980]

The latest condo development in downtown Shreveport, Milam Place Condos, opened last year. Below is a website with information and photos of this development. Though only 5 stories tall, the roof of this building offers great views of the lower downtown/festival plaza/riverfront area. Last year, when looking for a house, I seriously considered buying one of these, but since a 2 bedroom will cost you $300,000 and I got a 3 bedroom house with a yard and a 2-car garage for $130,000 in the suburbs, it made more sense to go the route I did, for a married person. For a single person, it's a different story. This is a cool-looking development, but I do wish it had at least 3x the floors it does.

http://www.m2houses.com/Nav.aspx/Page=Http...ageID%3d1242480

Edited March 30, 2006 by supkof

[bigboyz05]

That sounds like a nice project. I'm sure it's only a matter of time before Shreveport starts growing "up".

[richyb83]

Hey , thats a start . I like the looks of it ! The residential projects have a way of feeding off of each other . Who knows ? Someone may see the sucessful developments in Shreveport and build a high-rise condo somewhere between the CBD and Casinos .

BR has two mixed-use projects set to begin in 06' , where the residential floors will be on top. One of them is actually a first for BR, with a demand for more parking(1,600 workers w/ new State Bldgs. this Summer) A transit system hub, with an 11-story parking garage; 4-stories of offices; and 30-40 residential units; 18 or 19- stories .

>Does Shreveport have a demand for multi-storied parking Downtown ?

I realize all condos do not need to be high-rise, bec. lofts are cool too; But the draw for the high-rise condos are the views of the RIVER .

Edited March 30, 2006 by richyb83