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sensitive piece of property to the residems, but staff thought an office development of smaller scale than the previous project might be an appropriate buffer zone. Many small, garden-type office projects are good buffers between residential and retail/commercial. Ms. Dennis asked if the new office designation recommended by staff included mixed- use residential as well as office? Mr. Iserson said it did. Mr. Campbell asked if there were any pending applications or developers who could fit the vision that staff has for this property? Mr. Iserson said the only pending application is for the ten homes. Ms. Ayala said she had not been in favor of the large office building previously proposed. She pointed out this property is adjacent to the arroyo and indicated she had visited a home on the arroyo which had a wonderful view and noted the presence of wood ducks. Ms. Ayala felt there has to be a design for the property that utilizes the arroyo. It would be a waste to have a huge office building in that location or to have ten two-story houses. She liked the idea of a garden office complex. She is committed to have a plan that is acceptable to the Walnut Drive neighbors, but she did not think ten houses next to commercial development on Main Street would work. Ms. Dennis had a concern about deleting office or commercial. She suggested that there be dual zoning for the property. She had concerns about the ten-unit proposal and would like to be able to continue to work with the residents and with the commercial property owners on the other side of the street, who also have concerns. She did not mind adding possibilities, but did not want to take away options. She asked if the other Councilmembers would be willing to add high-density residential to the office use in order to continue to study this and find what works best for the site. Mr. Campbell agreed with that and acknowledged that the arroyo is a valuable asset for the city. It is amazing to see wood ducks in this location. Ms. Ayala said other people should be able to enjoy them too. Mr. Campbell did not think that was necessarily good, because if too many people are around the wood ducks, they will go away to a more secluded place. Ms. Ayala did not want housing next to commercial and would be happier to leave it as office with a recommendation that it be used for a garden office complex. She felt the neighbors would be happier, it would fit in with existing businesses and would enhance the arroyo if designed properly. She was concerned that the developers would continue to pursue high density residential. She felt the main concern was traffic on Ray Street and high-density residential would bring more cars. Pleasanton City Council 20 03/05/02 Minutes