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Bilotta noted that sometimes the studies went ever broader, referencing another traffic study being done by the City now for the entire Twin Lakes area related to Twin Lakes Parkway development and extension, that included areas involving Lincoln Drive and Snelling Avenue, as well as taking into consideration private development within that area, as well as the proposed hot lane on I-35W and other area-wide traffic situations. Member Cunningham noted recent online postings and concerns expressed on the Neighborhood Forum about traffic; and asked if the public could be made aware of traffic study results before, now and after each study. Mr. Bilotta clarified that this traffic study was related only to this project, but was related to the broader model, and offered to consult with the City Engineer to determine whether or not it had been finalized. Mr. Bilotta advised that the broader Twin Lakes traffic study still underway would take into account all these pieces, and provide that information to the City Council for local development impacts as well as background traffic under three different scenarios and considering local and regional issues and impacts. Within that concept, Member Boguszewski cautioned the difficulties in comparing a development or redevelopment to nothing. Using Walmart as an example, Member Boguszewski noted that increased traffic increases needed to be proportioned and not skewed in interpretation based on that area never having been developed in the past. Member Cunningham stated that, from her perspective, it was less about changes or a need to curtail development versus whether or not current infrastructure supported and was adequate for development or if it was indicated that better or improved traffic management or infrastructure was needed. Using WalMart as an example, Mr. Bilotta noted that it was working fairly well, and while there were some impacts of course, the majority of traffic appeared to be moving more toward the west. Mr. Bilotta noted that, as part of the planning and zoning in the broader area, sensitivity was needed for various uses such as how different types of uses affected overall traffic or traffic during peak hours and differences in office building impacts and residential impacts as uses in the area. At the request of Member Murphy, Mr. Bilotta clarified that the City became owner of the traffic studies, with the developer(s) paying for the studies as part of their application and development costs. Mr. Bilotta confirmed that the traffic studies were public data and accessible by the public when finalized. Applicant Representatives: Mark Krogh, Java Properties; Patrick Saurer, Civil Site Group, th 4931 W 35 Street, St. Louis Park, MN; with other development team members available in the audience. Mark Krogh, Java Properties Mr. Krogh advised that, due to non-disclosure requirements on potential users of the two retail buildings, as well as the larger grocery store building, he was unable to identify those users, even though the applicant was recipient of a number of Letters of Intent for the properties. Mr. Krogh did confirm that, while the applicant had originally intended one larger retail spot, the market was dictating interest in two smaller retail spots that would provide two separate end cap buildings with sufficient patio space for each building. Mr. Krogh clarified that, while the grocery store was inadvertently identified in some documents as an “Aldi” facility, that was an error on his part and the end user had yet to be identified.