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Planning Commission Minutes February 14, 1996 Nayes: Sandstrom Chairman Wietecki asked Member Sandstrom to explain the dissenting vote. Member Sandstrom explained that he had concern with the car wash which adds complexity and noise. He stated that without the car wash, there would be more parking, green space, and landscaping. 7. (a) James Addition and Historical Back&:round - John Shardlow. John Shardlow presented a background report in which he described the past history of the James Addition and the alternatives available for additional study in this area. The Planning Commission had previously requested additional background from the staff and other consultants who had worked on the case in 1991. Shardlow explained that the three alternative designs were originally proposed in 1991, including a buffer zone on the north side of Oakcrest; a partial conversion to higher density housing; and an entire conversion to higher density housing and retail uses. None ofthe alternatives were implemented, primarily because the neighbors felt that the residential areas should remain as is. Chairman Wietecki explained that Tower Place and the Pacific Mutual Door projects have demonstrated a concern for the residential compatibility of this area. He noted that there is severe congestion on Fairview and there are safety issues. He also explained that there is no easy entrance or exit on Snelling A venue and that it may be time to look at the alternative egresses into the site. Wietecki suggested that it is time to review with the neighbors the access into the James Addition and then ask the neighbors what the ultimate disposition ofthe neighborhood should be in 10-20 years. He asked what an orderly transition for this area would be? John Shardlow suggested that a limited acquisition plan to make access easier to this site may be necessary. Another access to Snelling would be helpful. He explained that the existing housing value in place was a significant obstacle to redevelopment of the area but that the neighborhood is currently not in decline. He also said from past experience, that a phased or staged approach to redevelopment creates a redlining of the neighborhood where values in the neighborhood do not increase. Wietecki noted that the neighbors originally did not want medium or high density housing along the south side of Oakcrest during the public hearing process in 1994 for the Comprehensive Plan. He suggested that the City look at the need for expansion of Fairview from County Road C to Highway 36 and that the row of houses along Fairview should eventually be moved since it is a less desirable residential street now than in the past. He also noted that the Fire Station may be relocating in the near future. Shardlow explained that this is a people issue and there is need to work with the neighbors to explore the ideas. There may be ways to improve the transportation and access in the neighborhood but there needs to be an open exchange of ideas. Member Harms stated that there is no other area in the community with such a safety 7