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<br /> <br />t <br /> <br />Analysis of Costeo Proposal <br />June 16. 1986 <br />Page 3 <br /> <br />shopping trip data, it appears that Costeo may generate 5,000 to 7,000 trips <br />per day d':"; ng peak days. <br /> <br />Costeo is a "destination" type of land use. Eaeh store has a trade area of <br />approximately ten miles. Buyers are likely to be primarily concerned with <br />getting into and out of the facility, rather than combining a trip to Costco <br />with a stop at Rosedale, Loehmans Plaza, ete. This destination emphasis makes <br />transportation facility access an important issue. The proposed Costco site <br />lies east of the 1-35W and County Road C interchange. This location affords <br />goed traffic access to the site and minimizes the impact of such a facility on <br />the local road system. <br /> <br />Land Use Precedent : Approval of Costeo on the proposed site wi 11 set a 1 and <br />use precedent since it represents the initial conversion of an industrial <br />trucking terminal site into a business use. This precedent in and of itself <br />should not be viewed in a negative context. It does, however, have ramifica- <br />tions on future adjacent uses. <br /> <br />As suggested earlier. Costco may be a catalyst for increased commercial use of <br />the surrounding industrial area. Future commercial may include other types of <br />retail warehouse stores such as grocers and building suppl ies. Approval of <br />Costco may make it difficult to deny additional similar retail uses in the <br />future, as well as other light industrial facilities that may be similar in <br />appearance. <br /> <br />Additional commercial retail '"arehouse uses as well as 1 ight industrial uses <br />may be beneficial and desireable in the area. In conjunction with the review <br />of Costco, it is recommended that the City revi ew its performance standards <br />and conditional use permit criteria to ensure that adequate mechanisms are in <br />place to control the form of any type of commercial development which may wish <br />to locate in the area. <br /> <br />Additionally. Roseville should closely monitor anticipated traffic in the <br />area. Traffic from Costco will probably not significantly impact County Road <br />C2, but the combined traffic from Costco and similar adjacent uses may result <br />in the need for channelization improvements, intersection improvements and <br />other related activities. <br /> <br />Aoorooriate Uses: The identification of recommended land uses in and around <br />the Costco site cannot occur until the area has been reviewed in detail and <br />considered relative to the other study areas. Roseville has seen significant <br />growth in recent years in the retail and offi ce segments of the commerci a 1 <br />market. From a 'hnd use perspective, it seems questionable that demand for <br />additional office and retail uses will be able to absorb significant portions <br />of the property presently used as truck terminals. As a result, Rosevi1le <br />will need to carefully look at new commercial concepts to determine if they <br />fit witnin existing and proposed business areas. As a land use, Costco <br />represents such a new business concept. <br /> <br />Maximization of Amenities: The Castea site lies within an area bounded by <br />County Road C, Cleveland Avenue, County Road C-2 and Fairview Avenue. The <br />north central portion of this area contains Langton Lake and an existing and <br />proposed city park. Land surrounding the park offers more visual amenities <br />than parcels such as the Costco site abut~ing County Road C. <br /> <br />-' --,~ ,,-~',".. ..~.,,-~~~~ <br />