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College of Architecture, Planning and Public Affairs

Institute for UrbanismInstitute of Urban Studies


Lakeside Mixed-Use Development Study

July 2011

Lakeside Mixed-Use Development Study

The Town of Lakeside’s mixed-use development analysis covers a 2-mile radius in order to encompass a wider market area and economic competition. The 2-mile radius, which extends beyond Lakeside’s town boundaries, is characterized by populations normally found in urban outskirts, in suburban peripheries, small towns, and rural areas. The 2010 population in the 2-mile radius is 6,020 and is projected to increase to 6,374 by 2015. In comparison, the 2010 population for the Town of Lakeside only is 1,307, an increase from 1,040 in the 2000 Census. The U.S. Bureau of Labor Statistics forecasts a 2015 population of 1,437, while NCTCOG forecasts that the population will increase to 1,859 by 2020.

The ESRI analysis shows that professional and business oriented ventures in the mixed-use development should appeal to traditional living and lifestyles of populations in urban outskirts. This population is known to adequately sustain the service industry, manufacturing and retail trade. Business prospects should cater to fishing, hunting, vehicle and home improvement. Examples of potential restaurants for the area include Cracker Barrel and Golden Corral. Ideal recreation activities/centers include bowling, country music shows, horse races, car shows/races, child- and pet-friendly activities.

The IMPLAN analysis looks at industries within four zip codes which are within, and go beyond Lakeside boundaries to overlap with surrounding cities. There are 2,922 establishments within the four zip code region (76106, 76108, 76114 and 76135). Together they generate more than $11.5 billion in annual sales revenue and employ almost 45,000 persons. Although the majority of businesses can be found in the retail trade sector, the sector with the highest employment figures and highest sales revenue is manufacturing. Of the total number of establishments in the region, 1.6 percent or 47 businesses resides in the Town of Lakeside, generating over $33 million in sales revenue and employs 220 persons. The construction sector leads the way in terms of number of businesses, sales volume and employment for the Town of Lakeside. Overall, the total effect of all establishments in the region is 63,528 jobs. The effects on output and personal income are approximately $11.0 billion and $3.5 billion respectively.

Based on the site analysis and town requirements, we came up with three design options for mixed-use development. The first two design options retain the existing residential building and introduce three buildings. The existing building will be used as a community center and a restaurant. The new buildings comprise of retail stores, offices, restaurants, and parking structure. The first floor of all the new buildings will be used as retail stores to attract a large flow of people while the upper two floors will be used for office space. The new town hall will be situated on the second floor of the new building located close to the main entrance. The total capacity for parking is 400 cars, which includes both surface parking and the parking building. The third design option eliminates the existing residential building for more retail and professional office space. In addition, we propose a gateway feature, reflecting the image of the town, to be placed between the Jacksboro Highway service road and the main entrance of the mixed-use development.