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Generally speaking, creating a non-conforming building or use tends to promote its <br />preservation as relocation becomes impossible. Additionally, competition by other <br />similar retailers is precluded. <br /> <br /> 2. What would the effect of a size limitation associated with nodal development <br />be, on a city-wide application? <br /> <br />The retail size limitation of 50,000 square feet was preliminarily discussed with nodal <br />development, and applied to Chase Village. No development within this node has yet <br />materialized. Review of this size limitation will occur with the discussion on the nodal <br />development principle later this year. <br /> <br /> 3. Will a size limitation result in an absence of competition for uses and <br />development currently in place? <br /> <br />It is of note that Wal-Mart's application has already been submitted. As such, they will <br />be able to develop to the limits in their application. Will precluding competing retailers <br />of a similar size perpetuate Wal-Mart's presence beyond that expected in a competitive <br />environment? <br /> <br /> 4. Will a size limitation on retail preclude redevelopment of existing sites? <br /> <br />In addition to Wal-Mart, Home Depot has submitted an application for the reuse and <br />redevelopment of an infill site on West 11th Avenue. This property has been vacant for <br />approximately 5 years. This raises the question of missed opportunities for future <br />redevelopment. <br /> <br /> 5. How does a square footage limitation relate to the use of internal retail space? <br /> <br />As noted previously, warehouse clubs use vertical space for storage. Additionally, some <br />retailers provide greater aisle space and storage area. How is this assessed in a square <br />footage limitation? <br /> <br />SUMMARY <br /> <br />Rather than fully examine the economic issues associated with "Big Box" retailing, the <br />paper has attempted to identify the distinction between the various uses that operate <br />large-scale commercial sales centers. Additionally, the question has been raised, what <br />problem are we attempting to address with a zoning solution? To date, the factors of <br />economic development and wages have been predominate rather than the code issues of <br />traffic and aesthetics. Given the existing code provisions relating to aesthetics, and <br />impact mitigation through the assessment of fees, a code provision focused at a 50,000 <br />square foot size limitation for retailing does not appear of merit. <br /> <br />C:\My Documents\Coyle\City Council\MS\Big Box ATTACHMENT A. doc <br /> <br /> <br />