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<br /> <br />Analysis of Costco Proposal <br />June 16, 1986 <br />Page 2 <br /> <br />, <br /> <br />Benefits to Roseville: The establishment of a Costto store in Roseville will <br />provide some benefits to the City in 1 ine with the overall objectives of <br />redeveloping industrial areas to higher and better uses. If an objective is to <br />redeve lop the County Road C area wi th commerc i a 1 usage, the Cos tco fac il ity <br />could be a good start. Costco coul d be tJ1e fi rst step in establ i shi ng the <br />commercial identity in the area since it will attract customers in large <br />numbers. Costco has indicated that some large volume retailers consider <br />adjacency to a Costco fac i 1 ity to be advantageous. Horne centers and 1 arge <br />volume grocer.:; are examples. Cub Foods has apparently expressed an interest <br />in locating ~djacent to Costco stores. This assumption has not been verified. <br /> <br /> <br />land Use Implications <br /> <br />A review of the Costco proposal should include an analysis of both the <br />specific site plan and the overall impact of the facility on the City. This <br />analysis does not address specific site plan concerns. Comments contained <br />herein focus on the overall community and immediate area impacts of the <br />proposed use. <br /> <br />Land use plans in the City of Roseville over the past twenty-five years have <br />shown a trend towards the conversion of industrial land to business uses. The <br />1980 land Use Plan identifies the area west of Rosedale as "Business". Due to <br />economic conditions in the trucking industry and other constraints, the <br />industrial property generally north of County Road C is 1 ikely to contain <br />business uses. The t.enuous status of the existing trucking uses creates a <br />unique and interesting situation. Within the next few years, the City may be <br />faced with large tracts of available, redevelopable land and increased <br />pressure for approval of various types of business uses. <br /> <br />In general context, the Costco proposal raises five land use related issues, <br />including community entrance, traffic, land use precedent, appropriate uses <br />and maximization od amenities. <br /> <br />Community Entrance: The intersection of 1-35W and County Road C provides a <br />major entrance into the City of Rosevi 11 e. 5i nce County Road C serves as a <br />gateway to the community, the development at the intersection and along the <br />road corridors will define the public's initial perception of the City. <br />B('cause of this, it is recommended that in such areas, the City carefully <br />review all development proposals to insure that they are functional and <br />aestheticly pleasing. <br /> <br />Based upon preliminary information, the Costco proposal seems to satisfy <br />visual concerns. The buildings are typically brick construction and contain <br />landscaped perimeter areas and parking lots islands. Photographic examples of <br />other Costco installations depict an attractive commercial structure, somewhat <br />comparable to a well landscaped Target store. <br /> <br />Traffic: County Road C at Cleveland Avenue had an average daily traffic <br />volume of 12,285 vehicles in 1983. The Costco proposal contains a parking <br />capacity of 778 vehicles. Detailed traffic information and propose trip <br />generations have not been provided. As a result, comments on traffic are <br />limited to general observations. From reviewing preliminary sales and weekly <br />