Thursday, August 9, 2012

Location Assessment - A suitable location for a new Costco Store in Volusia County

Welcome, here we have the lovely state of Florida with Volusia County highlighted.  Located on the east coast providing easy access to the beautiful beaches of the coast, or the Orlando Metro area and all its attractions...

We are here today because the Costco Company plans to move to Volusia County given their growing population, thriving tourist industry, the headquarters of NASCAR, the LPGA and other sports organizations.
To determine where to look for a lot (parcel) in Volusia county, specific parameters were provided by the company. The requirements were the following:

       Proximity to existing shopping centers
       Proximity to Census Tracts with the highest percentage of people age 35 to 64
       Parcel Size of at least 14 acres in size or larger
       Parcel located within 2 miles of interstate 95
       Keep distance away from existing Warehouse Club

Method Chart/Data/Analysis Techniques
To address the company’s requirements and to keep the analysis financially feasible, GIS data from Volusia County GIS services was used 21 data sets were used or downloaded mostly from the Volusia County GIS Services website, with census data (from 2010) coming from the TIGER U.S census website. Most data sets are from the 2000s with the majority being made since 2010, so the information is relatively fresh.  The oldest data is for the county boundaries, which dates to 1998.  To complete the analysis, basic maps were first created and then combined in a weighted overlay based on the parameters.

Volusia County, Florida
Volusia County is the sole county in the Deltona-Daytona Beach-Ormond Beach Metropolitan Statistical Area, and is also included in the Orlando Metropolitan Statistical Area. Given it’s proximity to Orlando and the notoriety of Daytona Beach, Florida. Volusia county (particularly the east half) has grown at a consistently over the last 10-20 years (Economic Development). Since 1900 eastern Volusia County has been a popular tourist destination, especially being one of the few places when one is permitted to drive a vehicle on the beach. Dayton Beach is the headquarters of NASCAR, Grand-Am, the United States Tennis Association, and the LPGA. The area is also the intersection of two Interstates and three U.S. Highways, as well as three colleges/universities, and an international airport (Volusia County). Given the growing population to support the tourist industry and the retiree’s that continue to move into Florida, and “With no personal income tax a state corporate tax rate of 5.5 percent and no property tax on business inventories (Economic Development). Volusia County offers many advantages for companies relocating within Central Florida area will make a great location for a Costco Store.

Table 1.  Information on data downloaded for use in the proposed New Costco store

LAYER
DESCRIPTION
SOURCE & DATE
SCALE
TYPE
COVERAGE AREA
MAINTAIN BY
LAST REV. DATE
ADVERTISING
ADVERTISING ZONES
ECONOMIC DEVELOPMENT 2008
1" = 400'
POLYGON
COUNTYWIDE
2/2008
BASEMAP
SUBDIVISION BASE & PARCEL MAP
GRM/ PAO, 1989
1" = 400'
NET
COUNTYWIDE
ONGOING
CITIES



MUNICIPAL BOUNDARIES
GRM, 1995
1" = 400'
NET
COUNTYWIDE
ONGOING
CONCORRIDOR
CONSERVATION CORRIDOR
N/A
POLYGON
COUNTYWIDE
2007
CONSERVATION_
LANDS

CONSERVATION LANDS
GRM, 1997
1" = 400'
POLYGON
COUNTYWIDE
1/2012
CPR
COMPREHENSIVE PLANNING REGIONS
GRM, 1992
1" = 2000'
NET
COUNTYWIDE
12/1997
ENTERPRISEZONES
ENTERPRISE ZONES
ECONOMIC DEVELOPMENT 2008
1" = 400'
POLYGON
COUNTYWIDE
2/2008
FLU
FUTURE LAND USE (2010)
GRM, 1995
1" = 2000'
NET
UNINCORP.
ONGOING
HIGHWAYEXITS
HIGHWAY EXITS
GRM, 2000
1" = 400'
POINT
COUNTYWIDE
3/2006
HYDROLOGY
HYDROLOGY
NA
POLYGON
COUNTYWIDE
7/2012
LANDUSE2000
LANDUSE 2000
SJRWMD, 2000
N/A
POLYGON
COUNTYWIDE
N/A
2000
NRMA
NATURAL RESOURCES MANAGEMENT AREA
GRM, 1991
N/A
POLYGON
COUNTYWIDE
NA
PARCEL
PARCEL MAP
PAO, 1997
1" = 400'
NET
COUNTYWIDE
ONGOING
PARKS
COUNTY PARKS
GRM, 1993
1" = 400'
POINT
COUNTYWIDE
10/2011
PLS
PUBLIC LAND SURVEY BY MAPSHEET
GRM/ PAO, 1989
1" = 400'
NET
COUNTYWIDE BY MAPSHEET
2008
PLS400
PUBLIC LAND SURVEY FOR ENTIRE COUNTY
GRM/ PAO, 1989
1" = 400'
NET
COUNTYWIDE
8/2001
ROAD5YR
FIVE YEAR ROAD PROGRAM
1" = 400'
LINE
COUNTYWIDE
ONGOING
ROAD5YRINT
FIVE YEAR ROAD INTERSECTIONS  PROGRAM
1" = 400'
POINT
COUNTYWIDE
ONGOING
SHOPPINGCENTERS
SHOPPING CENTER LOCATIONS
ECONOMIC DEVELOPMENT 2008
1" = 400'
POLYGON
COUNTYWIDE
4/2011 A
STREETS
CENTERLINE STREET FILE
GRM, 1997
1" = 400'
LINE
COUNTYWIDE
ONGOING
VCBND400
(aka VCBND)
VOLUSIA COUNTY BOUNDARY
GRM, 1989
1" = 400'
LINE
COUNTYWIDE
N/A
7/1998
ZONING
ZONING MAPS
1" = 400'
NET
UNINCORP VC
ONGOING



Beginning Analysis

The Euclidean Distance process was performed on each parameter:  Distance to existing shopping centers, Distance from existing Sam’s wholesale club, and Distance the 2 miles required distance from interstate 95. Euclidean Distance is represented as concentric circles outward from a point, multiple points or areas.  The colors of the circles represent most desirable to unacceptable rankings based on distance.  For the interstate and existing shopping, the closer the better, whereas for Sam’s club, farther away is preferred.

(Although I could not preform the Euclidean Distance process on the Census data because of unforeseen errors, I still find it an import tool in determining the new store location)


Equal Weighted Map
In order to combine the various priorities for Store location, an overlay analysis was used.  Overlay analysis tools allow one to given “weight” or importance to several inputs and combines them into a single output.  In this map, equal weight was applied to all three parameters. 
Since the existing Sam’s Club and the existing shopping are close to each other they mostly cancel each other out (making the area show as less desirable). Leaving only positive results in the far north and south of the county, this is away from the majority of the population in the area. These small areas are the most suitable given these weights.
Weighted Maps
These two overlays used different weights to emphasize one parameter over the other two.  The resulting maps are not extremely dissimilar one has more or a focus towards the central Daytona beach Ormond Beach area along interstate 95 and Williamson Blvd.


Conclusions
Here are the suggested Parcel’s to go out and investigate.  A more detailed list is provided in hardcopy and should be helpful for interaction with a real estate agent to see if any of these are available for purchase as of now, and which can be subdivided.

Areas for Consideration based on
Volusia County Parcel ID -
1.      Parcel ID = 25143100000080 (27.05 Acres)
2.      Parcel ID = 32143200000010 (63.9 Acres)
3.      Parcel ID = 31143200000071 (78.25 Acres)
4.      Parcel ID = 10153200000010 (185.33 Acres)
5.      Parcel ID = 09153200000015 (142.19 Acres)
6.      Parcel ID = 10153200000016 (64.05 Acres)
7.      Parcel ID = 35153200000020 (70.66 Acres)
8.      Parcel ID = 26153200000080 (67.76 Acres)
9.      Parcel ID = 13163209000010 (15.16 Acres)
Parcel ID = 18163304000060 (14.1 Acres)


For the Full Process summary Click below:
http://students.uwf.edu/rsw17/New_Costco_PS_2.doc
For a Further Conclusion and the pdf PowerPoint Presentation click below:
http://students.uwf.edu/rsw17/Robert Wilkenson Project Pressentation.pdf





Tremendous/tedious experience. (Considering my process summary is not as detailed as I prefer) I did not grasp how time consuming it would be to get all the work done, especially with the development and arrangement of the PowerPoint.  I did have one big issue.

Every Cloud Has A Silver Lining :)

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