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City Council Regular Meeting — 07/12/04 DRAFT Minutes - Page 23 Mr. McCombs addressed Councilmember Maschka's question, as well as a previous question of Councilmember Ihlan as to whether retail would work at the redevelopment site without an anchor store. Mr. McCombs noted that all retail centers had an anchor store of one type or another, and opined that a retail site without an anchor of some type was not a retail site and would fail to draw customers. Mr. McCombs reviewed the site, from his perspective, reviewed the potential of the redevelopment site, opining that it was a challenge as a retail site; and that Rosedale was too far away to be significantly impacted by a Costco retailer at the site. Mr. McCombs noted that the Rosedale Center was considered one of the two top retail centers in the area, with tenants waiting for available space, and opined that there was potential for far more retail in the area than the Rosedale Center. Mr. McCombs further opined that what the community had accomplished to- date with the Rosedale Center was more than anyone originally expected. Mr. McCombs opined that, from his perspective, neighborhoods around the proposed development couldn't support a normal strip mall with smaller stores, noting that the site design was critical to retail development, particularly how the a major retailer saw and visualized access to smaller stores to determine their success. Mr. McCombs noted that real estate representatives for retailers had a well-honed ability for locating good or bad locations for retail frontage. Mr. McCombs concurred with Ms. Bujold's previous comments related to retail store format creations and change, and the current evolution of retail stores. Councilmember Ihlan again sought clarification from Mr. McCombs regarding whether retail development required a sizable retail anchor. Mr. McCombs responded that retail development of any size required an anchor.