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