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HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE PUD - PRELIMINARY ..... SECOND NEIGHBORHOOD MEETING - 33-94A - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING0`x-l(AHBORHOOD INFOIZI IATION MEETING a7 �-4 1p DldYou RL:ccive korrcc: Vrittca Notltca:foriAddress. of this meeting? Name Add:9P.S Zip Yes I No I Yes l I;io-P.LL- LA:,Ae-i r�a S ,,,�,F-C.J� �l lc ti ,� ,�� c i �I rz, \ - � -.� s t- rJA or �, l � or c f 0 � ro��I , CRed I33o z 1 ST"FyE NAL(- 4I4`l 56MTER L31 C p > �vs�g (-Tri13ORHOOD INFORM TION INIEETIN.G D d You a0C01Y;C�rrc« v riticn Yattfic=:1or�.�ddress. of this mcetiag' Name PA y Add:_ss aka �% 7 G ZIP Yes No � I Yes \o � E �I4�lNin)G _ 'C nn I- yyD Sa Y, rrol, kr d 30 20 TNT' Df 5C/Iin/ 6/L ! k ! ! X � i ! LU & fq-, 15,'��kLh no /-:T/ 7 1/ 7H \j� i ✓ DL✓3/.3/L s d AAlis o-1 k ZdIdlbaAa, Axgv �l fV/ 4/ �� u 41/ C7 6 7 ?L /,F*-r r,n a Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 14 72. We will suffer from more crime. More crime was reported after Steele's went in. The Coloradoan just did a series on crime in neighborhoods. Crime is increasing and will only get worse with intrusive commercial development. A. We too are concerned about crime. We don't want crime at our center. Most of the crime statistics indicate check fraud against the merchants. Not crime against persons or property. 73. Keep in mind that Safeway has come in with an amount of square footage (48,000 square feet) that is below the maximum allowed by the Harmony Corridor Plan (49,000). It is my opinion that Safeway has tried hard to accommodate and listen us. The only issue I'm concerned about is, will they have decent rye bread?! Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 13 A. No, it'll not really change it. Keep in mind we are taking 12 feet of Monte Carlo out of pavement and converting it to sidewalk and landscaped area. 66. Construction of store: will there be mechanical equipment on the roof? A. Yes. 67. With fans and motors and vents, you can hear a continuous whine. Can they be relocated to the ground? A. No, vents must be open to air since heat rises. Other equipment must be roof - mounted due to the location of the equipment in the store. Most of this equipment will be located in the middle of the roof, not on the edges. This helps with screening. We have lots of stores like this and have never had a single complaint regarding our mechanical equipment. 68. With equipment on the roof, we will hear it. RESPONSE FROM CITY: The consultants for Pace Warehouse did an acoustic analysis on mechanical equipment. What they found was that the primary noise generator was the background noise of traffic on Harmony Road. Rooftop mechanical equipment will have to exceed this noise background noise in order to be heard. Staff feels this is a critical area for determining compatibility and will continue to work with Safeway on this issue. We may have to require rooftop screen walls to mitigate noise. 69. In my opinion, Safeway has done a pretty good job. We have some traffic issues to work on and that will be a problem no matter who goes in there. Some of the traffic issues raised tonight are not Safeway's problems but existing problems that need to be addressed by the City. 70. 1 compliment Safeway for willingness to move the eight foot path to the south side. Safeway, however, should still plant street trees on the north. A. We agree to do this. 71. If the plaza area becomes an undesirable hang-out, would Safeway be willing to remove it? A. We don't want that to happen. After a period of time we could look at it. It could change over time but we would not want to remove it. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 12 57. Again your analysis is flawed. Our current situation will just get worse when the Safeway goes in. Don't forget about the Rock Bridge condos. 58. How much delay are we talking about for a left turn onto Lemay from Wheaton or Ticonderoga? What kind of wait can we anticipate? How long will it take to make a turn? A. Longer than 30 seconds. 59. 1 wait 30 to 45 seconds now. I think your figures are inaccurate. And it will only get worse. RESPONSE FROM CITY: Keep in mind if the intersections are signalized, the delay could be from 60 to 90 seconds since the green time will be biased in favor of Lemay (arterial) not Wheaton (collector) or Ticonderoga (local). 60. 1 am concerned that traffic studies count cars, not bikes or pedestrians. A. We agree that there's a lot of pedestrian and bike traffic. 61. 1 will be 100 feet away from the trash compactor and truck dock. I'm very concerned about that impact. A. It's an enclosed area with a door that rolls up and down. The trash compactor is inside of the building. They also do limit the delivery times. 62. How will the truck drivers get in? A. Just like the store in Vail: hammerhead in and back down the hill. Our drivers are good! 63. Is that architect here who said there would be an 8 to 12 ft. berm? It will go against the wall? What kind of wall? A. A masonry wall. 64. The back of the building will be 50 feet from the curb? A. Yes, 50 feet. 65. So if you put a 4 ft. sidewalk, that would reduce the berm? Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 11 A. We do not want any criminal activity in our center either. Our intentions are to make it safe and to create areas of neighborhood activity. 51. What kind of arrangement has been made to get the kids to school during construction? A. We will look at that when construction time comes and if school is in session. 52. Do you know the level of service at Ticonderoga and Lemay for the southbound left turn? A. We did not analyze this turn movement. Since the level of service at Lemay and Wheaton is "A" for the southbound left, I assume it would also be "A" at Ticonderoga. 53. Would you consider "no left turn" for westbound Wheaton to southbound Lemay? RESPONSE FROM CITY: We would have to change the entire traffic pattern for a large area. This is probably not a realistic solution. 54. 1 think Golden Meadows suffers from too much traffic and too much speeding through the neighborhood. A. Our study indicates that the traffic volume at the intersections surrounding Golden Meadows is consistent with number of houses. 55. (Your study is flawed since current conditions do not include a Safeway. I can tell you that traffic increased with the construction of Kruse. Lemay is not safe. Left turns should be eliminated to make it safer. RESPONSE FROM CITY: A left turn from a local street or collector street onto an arterial street at an unsignalized intersection requires caution. This is an urban condition that is city-wide. We simply cannot signalize every arterial intersection with lesser streets. 56. Are you going to wait until body count is high enough for a signal? RESPONSE FROM CITY: Our accident analysis data indicate that the intersections that connect Golden Meadows to Lemay are safe. While there may tough left turns during peak times, it is not an unsafe situation. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 10 A. There are other shopping centers in the City next to residential areas and there seems to be no increase in crime. 44. 1 can't believe the traffic study does not call for a traffic signal at Lemay and Wheaton. Did the study assume the traffic associated with built center? A. Yes, the study assumed full build -out. 45. 1 am hearing some concerns about placing the eight foot detached walk on the north side of Monte Carlo. With maintenance obligations falling to the abutting owners and with three cul-de-sacs to cross, why not put the walk on the south side of Monte Carlo instead? A. Our original thinking was that since Kruse is on the north side, the walk should be on the north side. But if you think it would be better on the south, we can be flexible. The primary objective is to keep the kids off the street. Before we commit, we should check with the principal at Kruse. 46. Some kids will ride their bikes and it won't matter where the walk is. 47. Could the City consider a pedestrian crossing at Lemay/Wheaton and Whalers Way like at Lemay/Ticonderoga? RESPONSE FROM CITY: We can consider this. The cost is about $10,000 for a pedestrian signal. 48. The crosswalk at Ticonderoga went in 6 years ago. Wheaton and Lemay and Ticonderoga and Lemay were both evaluated and Ticonderoga was selected. It is an expensive option. Lemay/Ticonderoga was selected for the pedestrian signal as a result of a safe route to Boltz Junior High for the Golden Meadows kids. The signal was not put in for Kruse. 49. Was their any traffic calming installed for the Steele's at Harmony Market? RESPONSE FROM CITY: No, traffic calming was not considered at that time for any of the surrounding streets. 50. 1 am concerned that the plaza will become a hang out and encourage crime. Have you looked at crime potential? Have the Police looked at this plan? Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 9 RESPONSE FROM CITY: Generally speaking, the City Forester will maintain the street trees since they will be planted in the public right-of-way. Ground cover maintenance and irrigation and concrete will likely be the maintenance of Safeway but a formal agreement will have to be worked out. 39. It is my opinion that the City has lost control over traffic. I am hearing about problems on Whalers Way, Ticonderoga, McMurry, with speeding, etc. With this loss of control, the City is being irresponsible to allow development to continue, especially at the scale of a Safeway Shopping Center. The new Rock Bridge Condominiums and no left turn from Wheaton onto Harmony will create even more problems for us. Our neighborhood is at risk and our quality of life is being degraded. RESPONSE FROM CITY: We do not think we have "lost control." We believe that we have problems that need to be addressed and development impacts to mitigate but "lost control" sounds exaggerated. 40. Will Safeway commit to installing traffic calming devices on Ticonderoga? A. We are in partnership with the City on this since it is public right-of-way. We have been working cooperatively with the City's Transportation Department thus far and will continue to do so. So far, there does not seem to be a consensus on the nature and extent of the problem on Ticonderoga. It is not our intention to put additional traffic on Ticonderoga but it seems unlikely to us that it will be the route of choice since it is so indirect. 41. I'm hearing lots of traffic problems that seem to indicate that this site is not appropriate for a shopping center. Perhaps Safeway should look elsewhere. There are too many unanswered questions. 42. In my opinion, we need to continue to work cooperatively with Safeway to design the best solutions to the traffic issues. If solutions do not appear obvious tonight, then we need to get to work to solve the problems. The solution is not to oppose the project per se. Keep in mind that this plan is vastly superior to the Sullivan and Hayes plan for King Soopers. The site has been posted with a sign for about six/seven years. The Harmony Corridor Plan was amended with the help of the neighborhoods and this site makes sense for a shopping center at the appropriate scale. 43. Are we going to talk about just traffic? It is my opinion that additional commercial development will bring crime into our neighborhood. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 8 33. When we met with Sullivan and Hayes regarding King Soopers, they said they would pay for a crossing guard at McMurry and the school. A. We have also been asked to do this. Our approach is different. We thought it would be better to build in a permanent solution that works all year, not just during the school year. Our solution has been mentioned already. We will commit to installing curb bulges at the intersection and install a four-way stop. This will be more effective than paying for a crossing guard who works on a part-time basis. 34. As parents, we instruct our kids to walk north on McMurry and cross at the crosswalk in front of the school and not cross at the intersection. The curb bulges will help make the intersection safer by shortening the walk across McMurry. 35. Will parking be allowed on Monte Carlo? A. Parking is allowed now but when we narrow the street, parking will not be allowed. 36. 1 have concerns on the traffic on New Bedford. How will you slow them down? What will you do about that? A. We have not looked at New Bedford. To be honest, we are not sure if there are any. opportunities for traffic calming. 36. Are you going to have a fast food place there? That would increase traffic. A. We are not allowed to have a drive-thru restaurant. We are allowed to have a "standard" restaurant and a restaurant that has carry -out (fast food), but no drive-thru restaurants. 37. Since IT be living along Monte Carlo for many years, when will the sidewalk built and who pays for it? A. Safeway will build the walk as part of our construction. We have a nine month construction process so the walk will be built sometime within that time frame. It will be built before we open. 38. Who maintains the walk on Monte Carlo? A. Maintenance details have not been worked out yet since we are still in the Preliminary stage. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 7 mixing residential and commercial uses for walking and biking. It is our opinion that the project is safe and that we are not introducing any additional danger to the neighborhood. 29. 1 think you have work really hard, but I think the center belongs on the south side of Harmony. A. Someday there will be another grocery store on the south side of Harmony. Right now, however, there's not enough people, its too "green" to justify a grocery store center. According to the Harmony Corridor Plan, a grocery store could go into the Preston Center at the corner of Harmony Road and County Road #9. 30. Why doesn't the City encourage the developer to move to the south side of Harmony where it will not conflict with existing homes? Why place the center right next to our homes? This is not good planning. RESPONSE FROM CITY: As we just mentioned, there is a shopping center that was recently approved, on a preliminary basis, for a center with a grocery store. It's called Preston Center located at the southwest corner of Harmony and County Road #9. Keep in mind that the Golden Meadows site was subject to the six-month moratorium during which the Harmony Corridor Plan was amended. This amendment resulted in the Golden Meadows site being classified as a "neighborhood center" with restrictions on size, scale, character, and hours of operation. The Golden Meadows site is fundamentally sound for a grocery store center and the proximity to the neighbors will provide opportunities to walk or bike and not rely on the car. Drake Crossing and Scotch Pines are located near residential areas with no loss in residential character. Finally, performance zoning and the L.D.G.S. allow us to require the developer to mitigate the impacts of a development proposal. 31. Could there be a day care? A. Yes. 32. Would the City allow a liquor store so close to the school? RESPONSE FROM CITY: The location of liquor stores is under the jurisdiction of the Liquor Licensing Board which is totally separate from the P.U.D. process. Any request for a liquor license would be evaluated and reviewed according to the rules regarding separation from schools. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 6 A. These are good comments. We can work with the City to change out the street sign. Traffic calming devices take more effort due to the need to work with the abutting property owners who may lose "on -street" parking. Our traffic study indicates that the Ticonderoga/McMurry route is curry and indirect and takes longer than staying on Lemay to Wheaton. We want to keep extraneous traffic off Ticonderoga also and we think most of our northern customers will take Lemay to Wheaton which is more direct and faster. 24. We live very close. The reason we turn onto Ticonderoga is because it is the safest route to our home. Otherwise we would use Lemay and Wheaton. 25. Are speed humps allowed on public streets? RESPONSE FROM CITY: We are working with a neighborhood on West Lake Street to install speed humps. Our approach is to obtain a consensus due to the fact that everyone living in the immediate area will be impacted, not just transient traffic. It has taken quite a while because we missed the last construction season due to the September snow storm. We are trying to install something this Spring. Keep in mind there is no formal process and no budget for speed hump installation at this time. We estimate the cost to be about $5,000 for installation. 26. Can we ask the City to install "No -Outlet" signs on McMurry and Ticonderoga. RESPONSE FROM CITY: No, we will not put up signs that are deceptive. Remember that the intersection at McMurry/Monte Carlo will be modified to a four-way stop and construction of curb bulges. We think this is a significant addition that introduces "friction" into the local street network. 27. Will this intersection still feature a crossing guard? RESPONSE FROM CITY: Yes, we will continue to work with Kruse and provide a crossing guard. 28. It's not safe there. My kid almost got hit by a bus. A. Let's remember the history. Golden Meadows was approved for a commercial shopping center before the Poudre School District purchased the property. The school site was zoned Industrial and part of the Golden Meadows Industrial Park. In 1989/1990 two signs were erected stating that the site would be a future neighborhood commercial center. We still think its a workable project and the ideas of "new urbanism" encourage Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 5 20. What happens if the State does not approve the proposed right-in/right-out on Harmony? A. We hope that the neighborhood and the City will -support us in obtaining permission for this access point. This curb cut will help minimize traffic on McMurry and Wheaton for in -bound traffic and helps distribute out -bound traffic. Harmony Market P.U.D. has a right- in/right-out between Boardwalk and Lemay which helps reduce congestion at the Harmony intersections. 21. If we have potential problems at Harmony and Wheaton, then maybe this is not a good location for the project. A. The Harmony Corridor Plan indicates that this is a good location for a neighborhood -scaled shopping center., We are in compliance with the Harmony Corridor Plan. 22. What about installing a signal at Lemay/Wheaton/Whalers Way? This would prioritize this intersection and de-emphasize the Lemay/Ticonderoga intersection. We must keep unnecessary traffic off Ticonderoga since it is a neighborhood street. RESPONSE FROM CITY: This intersection probably meets volume warrants to justify, a traffic signal. However, there are some serious problems in building a signal at this intersection. First, there is no room to widen for left turn lanes due to the existing conditions and mature cottonwood trees. This would result in cars stacked in a through lane waiting to turn left. Second, the Whalers Cove area is experiencing excessive volumes and speed on Whalers Way and a signal at Lemay would only invite more traffic. Whalers Way is one of the first streets where we are trying to install "traffic calming° devices. Present operation of the intersection prioritizes Lemay traffic which carries more volume than Wheaton or Whalers Way. We would prefer not to install a signal that is so close to the existing signal at Harmony/Lemay. 23. We need traffic calming on Ticonderoga to discourage southbound Lemay drivers from turning left into Golden Meadows. We need a landscaped median on the Ticonderoga leg of the intersection. As you drive east, we need a rotary or "round -about" at the Ticonderoga/New Bedford intersection. The City should remove the large "metro" street sign that hangs over the street that announces in nine inch high letters our street. Our street sign should be lowered and placed on poles at the corners in smaller standard letters. We need a large "Pedestrian -Crossing" sign or "Ped-Xing" sign over the street instead of the street sign. We are giving drivers too much opportunity, and not enough friction, such as long -wave speed humps, to use Ticonderoga to avoid Lemay/Wheaton, to gain access to the center. We need to deter transient traffic. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 4 16. 1 do a lot of walking around the neighborhood. I notice a lot of cars going over the speed limit. If you narrow Monte Carlo you'll just exacerbate the vehicular/bicycle/pedestrian conflicts Monte Carlo. Are you sure narrowing the street is the right solution? A. This is a good question. Our thinking is that a narrower perspective will cause a motorist to feel less comfortable to speed. We think some of the City's wide streets give drivers a sense of security in going fast. If you introduce a narrower street, framed on both sides by street trees, you create a space where it feels you must drive slower. 17. There is too much traffic on Ticonderoga/McMurry. This center will only invite more transient traffic that doesn't belong in our neighborhood. The McMurry curb cut should be closed so that there is no access via Ticonderoga/McMurry. A. This is not a practical solution for the neighborhood and would only force more traffic on Wheaton and Monte Carlo that doesn't have to be there. The McMurry curb cut will allow Golden Meadows residents to gain access to and from the center without having to use Harmony or Wheaton or Monte Carlo. This will create more unnecessary driving. Having both Wheaton and McMurry curb cuts will help distribute traffic. Keep in mind, McMurry is a collector street at this location and is designed to collect traffic from Golden Meadows and provide a route to the arterial network. 18. What about traffic calming on McMurry? A. As indicated on the plan, the McMurry/Monte Carlo intersection will be upgraded to a four-way stop. Right now, only Monte Carlo is stopped. Also curb bulges at the intersection will be constructed to narrow the perception and increase awareness that you are entering a residential area. The curb bulges also decrease the distance of the cross- walk which helps the school kids. 19. With Rock Bridge Condos, there will be problems at the Harmony/Wheaton intersection. A. This intersection is governed by CDOT and the City as stated in the Harmony Road Access Control Plan. This plan was jointly adopted by the City and the State in 1989. The introduction of a new traffic signal between McMurry and Lemay is seen as disrupting the flow of traffic and is not permitted according to the Plan. In 1989, the landowners requested a signal at Wheaton and it was denied. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 3 A. The sidewalk will be eight feet wide. It can be striped down the middle. Kids can walk on the right, bikes can pass on the left. The traffic will be one-way in the morning and one-way in the afternoon. This is similar to what is on the City's bike trails. The eight foot path was agreed upon by the neighbors as being a comfortable width for the kids going to Kruse. 10. Will there still be a sidewalk on the south side of the street? A. Yes, this will be a four foot wide detached walk as per the City standard. 11. How about splitting the eight foot path into two four foot walks side by side? A. The problem is that the little strip of grass in the middle is hard to irrigate and maintain. This area often gets trampled and turns to dirt in the long run. 12. Who will maintain the sidewalk? Right now there is an expensive maintenance obligation in the winter with snow removal. RESPONSE FROM CITY: City ordinance requires abutting property owners to remove snow from walks within 24 hours of the end of a snowstorm. 13. If this eight foot path is on the north side of Monte Carlo, then there will be an intersection conflict with three cul-de-sacs. Will the stop signs be placed far enough back so that cars don't stop and block the kids using the walk? A. This is a good question. Our experience is that no matter where they put the stop signs, people ignore them and stop where they are comfortable for viewing oncoming traffic. Our solution is to paint a stop bar on the pavement that clearly indicates that motorists should stop in such a way as to not block the route of the bike/pedestrian path. 14. The City does not plow Monte Carlo. RESPONSE FROM CITY: Monte Carlo is a local street. Local streets do not get plowed in Fort Collins unless it is on a critical route such as a route to the hospital. The Streets Department has an information brochure on City plowing priorities if you need more information. 15. Who's idea was it to narrow Monte Carlo? A. This idea was generated by the neighbors and developer as a solution to providing a safe route to school. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 2 though there is no left turn lane. Since both sides of the street are developed (Courtney Park and Spirit of Joy) it will be difficult to obtain the necessary right-of-way to add a center left turn lane. Also there are large cottonwoods at Courtney Park and it would be a shame to remove them to add more pavement. 3. Can you explain why the Harmony/Wheaton intersection will not be signalized? A. The intersection has been designated on the Harmony Access Control Plan as a "three-quarter" intersection. This means that all turn movements are allowed except for southbound Wheaton left turns onto eastbound Harmony Road. Since both Harmony/Lemay and Harmony/McMurry are signalized, the addition of another signal at Wheaton is not acceptable for "signal progression" for a state highway. 4. 1 think that the Harmony/Wheaton intersection should be signalized. A. We would love to have a signalized intersection also but the fact is the Colorado Department of Transportation (CDOT) will not allow it. 5. Are you going to have traffic coming onto Wheaton? A. Yes, we have consistently shown a curb cut on Wheaton that aligns with the curb cut for Rock Bridge Condominiums. Wheaton is classified as a collector street. 6. Is parking allowed on Wheaton? A. Yes, the collector street cross-section allows for parking on both sides of Wheaton. 7. What's to prevent Wheaton from becoming an arterial? All the kids in Golden Meadows come out onto Wheaton to go down Monte Carlo to get to school. More traffic on Wheaton will be dangerous. A. Wheaton has a detached sidewalk and the kids are not on Wheaton for very long before they turn and go down Monte Carlo. 8. Are you going to allow bicycles on the sidewalk of Monte Carlo.? A. Yes, both bicycles and pedestrians. 9. How will you keep bicycles from hitting pedestrians? NEIGHBORHOOD MEETING MINUTES PROJECT: Safeway at Golden Meadows DATE: February 27, 1996 APPLICANT: Katy Press, Safeway, Inc. CONSULTANT: Dennis Wyatt, Wyatt and Associates Kathleeen Krager, Krager and Associates Linda Ripley, Ripley and Associates STAFF: Ted Shepard, Senior Planner The meeting began with a description of the project and the latest changes. The shopping center is 17 acres in size with a total of 115,780 square feet of commercial floor area. Safeway is the primary tenant with 48,000 square feet. A central plaza connects the neighborhood to the center. The traffic study indicates that the level of service at the surrounding intersections will be in the acceptable range. Monte Carlo will be narrowed from 36 feet to 24 feet with an eight foot detached bike path to provide a safer route to school. QUESTIONS, CONCERNS, COMMENTS 1. You use terms such as the neighborhood traffic problem being "minimal." I don't want people going down Ticonderoga to gain access to the center. There is nothing "minimal" about cut -through traffic on a local street such as Ticonderoga. There should be no new traffic impacting the neighborhood. ' A. It is our opinion that customers from the north who do not live in Golden Meadows and use Lemay will continue to travel south on Lemay and turn left at Wheaton, which is a collector street. We do not think they will take Ticonderoga because it is circuitous. 2. The left turn from southbound Lemay onto eastbound Wheaton should be prioritized so that drivers are not tempted to use Ticonderoga. The problem is that there is no center left turn lane for southbound Lemay at Wheaton. Will the Safeway center trigger a requirement to add the left turn lane on Lemay? A. No, the traffic impact analysis indicates that this left turn will operate at level of service A for the short and long term. There will be sufficient gaps to make this left even