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437 excellent, circulation is good and the development will enhance the neighborhood and the City. His main concerns are about traffic and how the narrow strip of land will be handled. Mr. Augusta felt it is in the best interest of the City to allow Stanley Partners to proceed. Mr. Tom Byrnes, one of the partners, stated two of his consultants will address the roadway design and the market studies. Mr. Darryl Alexander of Alexander and Associates, 205 Main Street, stated that various preliminary alignments have been analyzed for the connection to Del Valle Parkway as Alternatives A, B, C, and D. He presented an Alternative E which he feels is the better alternative, which allows flexibility of turning on First Street down the future SP right-of-way or old First Street right-of-way. Mr. Mike Conlon presented the market study prepared relative to this project. He advised the conclusions are that the property is an excellent site for a supermarket; it has good access and frontage and good road connections. He looked at the demographics of retail trade in a two mile radius and because of high salary median, population, and location, there is a substantial amount of demand and the trade area can support a supermarket on this property. He advised that Lucky's, Alpha Beta and Nob Hill grocery stores were not included in the radius study as they only serve the northern portion of the City. Vice Mayor Butler asked Mr. Conlon if he was aware of a rebuttal report that Council received that felt Nob Hill should be included. Mr. Conlon had not seen the report. Vice Mayor Butler gave him a copy to review and comment on later in the meeting. Ms. Ellie Lang, 7666 Flagstone Drive, urged Council to vote in favor of this kind of center at this location; the project demographics present a need for this and the residents deserve the convenience of this type of shopping center. She added the project will cause improvement to the streets and will increase the sales revenues. Mr. Art Dunkley, 4672 Second Street, owner of property in the immediate area and in the downtown, stated he strongly disagrees with staff on the comment of more Commercial Service zoning on this property and its visual effects; he felt there the City does not need more Commercial Service zoning. With regard to the street alignments, he stated that problems existed before this proposed shopping center. He stated he is willing to lose some benefit to his own property at First and Stanley in order that the alignment and street improvements can be accomplished; the solution is more important to the City than the impacts on his property. He supports Alternative E presented tonight as the best road plan. He did not feel the project would have an adverse impact on downtown and there is need for an additional shopping - 9 - 12-20-88