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Planning Commission 471-97: O'Neil Property March 8, 1997 Page 5 office, ar iownhames. The gssue ranked as most important ui the 198� Comprehe�sive Plan Update, based on a series of Planrung Commnission workshops, was: "The function of Tru�k Highway 10 needs to be determined e.g., strip comanercial corridor, community commercial districi, highway service districti, subregionai couunercial center, or residential district." Suffice it to say, the fiaiure development of the H�ghway 10 corridar including the O'Ne�l propercy, has been under discus�ion %r an extended time. I3iscussion of l�e uesi: The question before the Planning Commission is whether the Camprel�ensive Pian, wkuch is intended ta guide future development of the Ciiy, should be amended to change the expectations for the O'Neil property from residential to commercial uses. iri particular, the proposal is for an entertainrnent-type commercial use (movie theafers) and offices. The property is situated between an existing single famiiy resi�ential neighborhood and I�ighway _ 10, which cazries approximately 40,000 trips per day. Highvaay IO is the only commercial corridor in Nlounds View. Other than scattered neighborhood busiriesses, atl commercial properties are along this roadway. The O'Neil property is the Iargest undeveioped piece of land in single ownership on Highway 10. Tt is a significant property, and offers a range of opportunities for the community. The current Comprehenszve Plan indicates that it shouid be developed as medium density residential, which the plan indicates is 3-6 units per acre. This density range is equivalent to single family homes. There are several issues related to tlus designation. 1. Need to Buffer: The current designation provides an important buffer between the existing single family residentiai neighborhood to the south and the Highway 10 corridor, by e�ending the same type of development onto this parcei. Tt appears the intent was ta tie the O'Neil parcel to the existing residential area. Under this approach, it is to be expecied that the develapment would be orieated away from the highway. It is stafis view that the reason there has been "debate" about the designation on the O'I+deil property since 1979 is that it is sitting betwee�x the highway corrridor and a sir�gle family neighborhood. There have been shifts bacic and forth between using the highway and using the ad�acent neighborhood as the key to the f.uture use of the parcel. Whenever a change in designation has been considered, ii has either been io townhous�s (i.e. residential), campus siyle offce development (considered Iow intensiiy enough Yo be compatible wiih resideaiia�) or co�nmercial developm�nt v�ith a buffer area of residential along County �Zaad H2. The idea of retainin� a buffer area appears to be the reasoning behind the zoning designations of B� 1 and I�-2 as well. The 1979 Comprehensive Plan