Michael Emory seems a bit out of touch with the notion that street traffic is the big indicator of the value of a retail strip. The value of that area has nothing to do with cars but instead the thousands of people who now live within feet of Adelaide. If this were not so then Starbucks would not survive at any rent level. I went to highschool and college nearby and worked on Peter for many years. I am amazed by the amount of people now walking the streets at night and shopping locally in stores. I miss the old stores like the Peter Street Deli but I love density and variety even better.