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An end may be in sight for the empty "big box" at 419 S. Locust St., but new set of plans will have to be drawn up first.

Planning Commission declined to approve preliminary designs for a mixed use development on the former Wal-Mart lot, which has been shuttered since May of 2005.

The original plans were for a mixed-use Planned Unit Development featuring a 30,000 square foot commercial building facing Locust Street, as well as four rental apartment complexes in the back with space for up to 272 residents.

However, the commission voted to table it with the understanding that substantial revisions be made to the plan.

Several commissioners agreed that there needs to be a larger ratio of retail space to residential in order to qualify as a Planned Unit Development (PUD) in a General Business zone.

"A PUD cannot be more than 40 percent residential," said commissioner Bill Brewer. "This doesn't meet the intent of a mixed-use planned development."

The commission was also concerned about the ramp connecting the north side of the development with Spring Street and a potentially hazardous intersection close to the railroad tracks.

"One thing that bothered me was the ... ramp on Spring Street," said commissioner Marvin Hurston. "If there is a chance that entrance could be done away with or make it a right turn only."

Hurston said there was previously a sign allowing no left turns at Spring Street on the ramp, but it was largely ignored.

Commission Chairman Paul Brady said the applicants should consider moving the retail building closer to the street and shifting parking around back, and also suggested space for a bikepath to be run through the development.

The architect, Scott Webb of Oxford, said a redesign would have to be worked out.

"My clients and I will have to get together, and if the numbers work, we'll try to come back with something amenable to the Commission's requirements."

Webb said one of the advantages of the plans was to have the apartments in separate complexes from the retail, rather than above them like in Stewart Square or Uptown.

Because Oxford's Charter allows a maximum of three apartments per building, it will allow the retail spaces to be larger if apartments are not built above, Webb said.

"If we take the apartments off the top, then we can attract larger retailers, improving the Locust Street business corridor," Webb said.

Several comments from the audience opposed the residential part of the proposed development, citing a "glut" of housing in Oxford that they said would be worsened by more student rentals.

"If you build it, they don't necessarily come," said Suzanne Costick, Vice President of Candlewood Terrace Apartments. "I would love to see retail, but we don't need the housing or you are inviting additional problems into our community."

However, community member Richard Daniels disagreed.

"Generally, housing in this community is extremely overpriced," Daniels said. "I don't think it would hurt to have more first-class student rentals because the second and third-class housing will eventually improve to first-class or go away."

Contact this reporter at (513) 523-4139 or sstrader@coxohio.com.