Caddo Parish Zoning Changes & DecisionsDelivered Same-Day
in the Shreveport / Caddo Parish Market
Of the 23 land-use decisions recorded across Caddo Parish over the last 24 months, 80% were approved. We read every Caddo Parish hearing and pull the outcome, the vote split, and the conditions, so you see how this board actually rules.
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How Caddo Parish rules on land use
In Caddo Parish, approval is not your risk. Across every land-use case we have on record at the Shreveport-Caddo MPC and Parish PZC, the answer was yes. What separates a clean yes from an expensive one is the conditions: about a third of approvals come with stipulations, and on contested sites those stipulations get specific (operating hours, trash windows, parking plans, brick-wall and buffer preservation, video monitoring). Underwrite the conditions and the neighborhood, not the vote.
- Who decides
- MPC Staff recommends, Shreveport-Caddo Metropolitan Planning Commission (MPC) decides
- The pattern
- 10 of 10 land-use decisions on record approved (Shreveport-Caddo MPC + Parish PZC), with about a third of approvals (3 of 10) carrying attached conditions
Proof
Special Use Permit and Site Plan, Kings Highway / Highland fuel station (Case 26-8-C)
May 6, 2026
The MPC approved the special use permit and site plan for a fuel station at Kings Highway and Highland on remand from City Council after a traffic study, but attached a stack of operating conditions: no trash pickup between 7 p.m. and 7 a.m. (more stringent than standard city rules), preservation of the existing brick wall and driveway per agreement with the adjacent western owner, hours of operation limited to 6 a.m. to 10 p.m., real-time video monitoring, and resolution of outstanding site-plan review comments before any building permit could be released. The item drew repeat neighborhood opposition testimony.
Full breakdown
Caddo Parish decides land use at the Shreveport-Caddo Metropolitan Planning Commission for city plats, special use permits, and conditional zoning districts, and at the Parish Planning and Zoning Board for unincorporated parish ground.
Across the land-use cases we have on record so far, the board has approved all 10, with zero denials and no instance of staff recommending denial. So the headline is simple: in this market, getting to yes is not where deals die. Where they get expensive is the conditions.
About a third of approvals here carry attached stipulations, and on a contested site the board does not hand out a clean yes.
When the MPC approved the Kings Highway and Highland fuel station (case 26-8-C), it came back from City Council with a traffic study and still left with a stack of operating conditions: no trash pickup between 7 p.m. and 7 a.m., a requirement to preserve the existing brick wall and driveway under an agreement with the neighbor to the west, hours of operation capped at 6 a.m. to 10 p.m., real-time video monitoring, and all site-plan comments cleared before a building permit could release.
That item drew repeat neighborhood opposition, and the conditions are what made the approval stick.
The same pattern shows up elsewhere: the Providence House conditional zoning district for a four-story apartment building was approved on the condition the applicant submit a parking plan to staff, and the Chop Shop special use permit was limited to takeout-only beer and wine.
For a developer, that is the real intelligence. Plan your hours, your buffers, your traffic story, and your neighborhood outreach up front, because those are the terms this board negotiates into the yes.
We are still gathering data in this market, and the deeper the record gets the sharper the read on which conditions recur and which sites draw opposition, but the early signal is consistent: approval is the easy part, the conditions and the neighbors are the work.
Key facts: Caddo Parish land-use record
- Caddo Parish approved 80% of 23 land-use decisions in the last 24 months.
- Caddo Parish has 5 rezoning-related records across 2 recent public meetings tracked by ZoneWire.
- The most recent tracked meeting in Caddo Parish was on July 22, 2026.
Updated with meetings through July 22, 2026.
See Real Meeting Intelligence
Here's what ZoneWire found in the latest Caddo Parish meeting
The Caddo Parish Planning and Zoning Commission approved case 26-13-P, a small planned unit development and site plan submitted by Christopher and Ken Smith at 1121 Stagecoach Road, Shreveport, on a 4-0 vote, allowing construction of a 'barndominium' residence.
See full analysisKey Decisions
- Small PUD and site plan at 1121 Stagecoach Road
- Deferral of appeal case 26-6-BAP
CPC Joint Appropriations and Economic Development Committees Part 6 - 2026-07-22
CPC Regular Session - 2026-07-09
CPC Joint Appropriations and Economic Development Committees Part 5 - 2026-07-08
Plus every other session we monitor
Every Caddo Parish insight is sourced from official public meeting records and analyzed within hours, updated daily.
Caddo Parish has become a significant data center market with the roughly $12 billion AWS data center campus planned near Blanchard. Zoning and land use decisions in the parish are handled by the Caddo Parish Commission and the Caddo Parish Planning and Zoning Commission, which hears unincorporated-parish zoning. Together they review the rezonings and approvals behind large-scale projects.
Recent Zoning Insights in Caddo Parish
PZC - 2026-07-22
July 22, 2026
CPC Regular Session - 2026-07-09
July 9, 2026
CPC Work Session - 2026-07-06
July 6, 2026
Recent meetings with zoning keywords detected by ZoneWire. Subscribe to get all alerts in real time.
Monthly Zoning Activity
Caddo Parish had 6 public meetings in July 2026 with 60 zoning insights detected, down 37% from June.
| Month | Meetings | Zoning Insights | |
|---|---|---|---|
| Jul 2026 | 6 | 60 | |
| Jun 2026 | 9 | 95 | Roundup |
| May 2026 | 8 | 106 | Roundup |
Source: ZoneWire analysis of Caddo Parish public meeting transcripts. Updated daily.
Keep exploring Caddo Parish and Louisiana
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ZoneWire has analyzed 23 Caddo Parish council meetings, flagging 261 rezoning, variance, and development items.
Related Articles
Caddo Parish Zoning Decisions: June 2026
Caddo Parish, LA zoning decisions for June 2026: 7 approved, 0 denied, 2 deferred across 9 public meetings.
Zoning DecisionsCaddo Parish Zoning Decisions: May 2026
Caddo Parish, LA zoning decisions for May 2026: 5 approved, 0 denied across 8 public meetings.
Frequently Asked Questions
Land use in the unincorporated areas of Caddo Parish is overseen by the Parish Planning & Zoning Commission (PZC), a body established by parish ordinance in 2022. The PZC is made up of residents of the unincorporated planning jurisdiction who are appointed by the Caddo Parish Commission and serve without compensation. The PZC hears planning and zoning matters and makes recommendations to the Caddo Parish Commission, which acts as the final decision-making body. Zoning inside the City of Shreveport is handled separately.
Development in Caddo Parish is governed by the Caddo Parish Unified Development Code (UDC), which regulates zoning, subdivisions, and land use to promote the health, safety, and general welfare of parish residents. The parish maintains it as a living document that is amended over time by the Caddo Parish Commission. The official, up-to-date copy of the UDC is published online in the Municode Library.
Article 4 of the Caddo Parish Unified Development Code sets out the parish's zoning districts, which include rural and agricultural districts (such as R-A Rural Agricultural), single-family residential districts (such as R-1-10 and R-1-7, named for their minimum lot sizes), commercial districts (C-1 Neighborhood Commercial, C-2 Corridor Commercial, and C-3 General Commercial), and industrial districts (such as I-1 Light Industrial and I-2 Heavy Industrial). Each district lists its purpose and permitted uses in the UDC.
A change to a property's zoning is a zoning map amendment (rezoning) processed under the Unified Development Code. Applications are handled through the planning office at 505 Travis Street in Shreveport. The Parish Planning & Zoning Commission reviews rezoning and related requests for unincorporated Caddo Parish and forwards a recommendation to the Caddo Parish Commission, which takes the final vote. For questions about what is allowed on a specific unincorporated parcel, the parish directs applicants to its zoning office at (318) 673-6442.
The Parish Planning & Zoning Commission meets on the fourth Wednesday of each month at 505 Travis Street in Shreveport. Agendas are posted publicly on the Shreveport-Caddo MPC website, and where physically required, not less than 24 hours before each meeting, and the meetings are open to the public. Variance and special exception requests are heard separately by the Zoning Board of Appeals, which meets on the third Wednesday of each month at 3:00 p.m. in the Government Plaza Council Chambers at 505 Travis Street.
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