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June 22, 1998 6 Council/Plan Commission transition area for taller buildings. Mr. Ollendorff said that he agrees with having a transition, but the one mentioned by Mr. Solodar would practically rule out any development, because the property would be too expensive. Limiting a development to two story will not work. Ms. Glassman does not believe answers are going to be forthcoming tonight, but she thinks that possibly the Plan should propose specific areas. Mr. Lieberman agrees with having a better transition between zones. Mr. Wagner said that the old plan talks a great deal about the City's wonderful neighborhoods and how they should be preserved. He believes all agree that we need development to maintain the population. There is no sensitivity, however, when dropping big high-rises in someone's backyard. There is nothing in the Plan that implements some kind of sensitivity to what we call our greatest asset, neighborhoods. Mr. Ollendorff asked if it would be acceptable to put in the Plan single family neighborhoods which could be developed into three or four story residential developments. Mr. Lieberman stated that this could not be discussed in terms of height. Mr. Ollendorff wanted to know if they should identify single family neighborhoods that would be suitable for redevelopment. Mr. Lieberman said yes, absolutely. Mayor Adams asked what kind of a City do we want to see tomorrow and what can we do today that will maintain the economic viability for the future. We can not get more land, so we have to figure out how to redevelop what we have and to improve what we have to maintain the tax base and population. If we say never to a residential area, then we give up that option. Mr. Wagner said that a list he saw at UMSL, listed University City the highest in density over the ninety-some odd communities in the area. Mr. Wagner does not believe we are out to increase the population. Mr. Ollendorff disagreed. Mr. Wagner said that if this was true, we do not need to anymore, but we definitely need a way to maintain the population. The Mayor said we are losing population. Mr. Wagner said that the strategy has to be not to lose population, but not to double the population, either. Mr. Sharpe does not like that developers can come and change a neighborhood without any of the residents having any say so at all. Petitions and complaints do not have any effect. He asked how Council could allow new, highly conceptual development to come into an area and also be able to save the neighborhood and the people who live there. The Mayor said you can't do both. Mr. Ollendorff said that 0the Council's policy, in the past, was that condemnation would be used as a tool for economic development, very, very reluctantly. We will not condemn eight properties to get a development. Ms. Glassman said that the biggest issue is not with the people who's houses were bought out but with the surrounding neighbors that are left. Mr. Price said that things have changed since the City fathers had laid out the zoning plans. He sees development in other areas than just Olive. He suggested in the area from Sutter, along the western border, going back to Kingsland, if a house becomes vacant, with a market value of $15,000, we should consider these lots as rezoned areas in order to market them to developers. Houses should not be condemned. Mr. Munkel said that this is what he would like to see as well. Mr. Price does not see any purpose continuing on with a whole corridor where there is no appreciation in value. Mr. Ollendorff said that it looks