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