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June 22, 1998 7 Council/Plan Commission like everyone is at least willing to take a look at targeting some residential blocks for redevelopment. As Mr. Wagner and others had stated, earlier, it should be done very carefully. Mr. Self suggested that a consensus is needed on this now. Mr. Ollendorff said that he is hearing that if we identify residential areas that are very economically marketable and secondly, essential to develop existing commercial areas, then they should be looked at very carefully as subject to redevelopment. Eminent domain should be used sparingly. Mr. Munkel said that the problem is that developments have been allowed on the edges of residential districts and this creates tremendous stress on the people in the neighborhood. If we could find some way to address this, maybe by rezoning ahead of time and then the people would know right away. The issue is what to do on the borders of these areas. The Mayor said that one problem with this is when nothing happens to the rezoned area, which causes another problem. Mr. Ollendorff said we like to rezone only after seeing an acceptable plan. There is no area of University City that is feasible for high-rise development that is not on the edge of a single family zone. Mr. Wagner disagreed and used the Delta Dental building as an exampe. Mr. Solodar suggested that something needs to be done with development that is right next to a neighborhood, like with the Gatesworth. Mr. Solodar said we are getting away from the vacant lot issue in the Third Ward. Mr. Ollendorff said that it was the same issue. Would we allow and encourage redevelopment, whether its commercial on Olive or high-rise condos on Delmar, next to or in single family zones. Ms. Peniston said no, we would not. Mr. Ollendorff said that his guess is that single family residences is not the market for north of Olive. It is going to be commercial, with more property than is available. Mr. Sharpe asked about other options for building and marketing homes. Mr. OIlendorff said that these options only provide a few homes a year, not enough. Five more homes have been torn down this year. If we want large upscale residential developments, we have to look at some single family home neighborhoods or next to them. Ms. Peniston said she does not want to see this happen at all. Mr. Wagner said he has not heard any discussion of sensitivity or how to do this right. Mr. Ollendorff said that rules will be put into the Plan, so it will be done right. Plan Update Process: Ms. Glassman asked about the update process. She asked if a map would be the result of the meetings and public hearings or if the Plan would actually list standards. Mr. Ollendorff said he believes it should be both. A map must be included, to have something to show the developer. Ms. Peniston asked if we planned on having any single family homes in University City. Mr. Ollendorff said that the Plan Commission, back when the Plan was put together in 1986, started out with 12 blocks that were subject to redevelopment. Ms. Peniston wanted to know what the overall vision was to be. Mayor Adams said that the Plan is there to help shape a vision. Mr. Wagner said that you just can't look at these as lines on a map. These are people's homes. Ms. Glassman said that Ms. Peniston is talking about a domino theory. Ms. Peniston asked