Staff recommends denial of duplex special-use request on Mineral Springs Avenue for not meeting location criteria

Staff recommended denial of a special-use request for a duplex on Mineral Springs Avenue, north of Foothill Springs Middle School, concluding the property does not meet location criteria in the one-year plan.

Samuel, a planning staff member presenting the case (11a24SU), said the parcel's land-use classification is LDR (low-density residential) and the plan's location criteria apply. He noted there are two nearby duplexes and a multifamily development across the street and said the proposed duplex would be consistent with the area's character in some respects; however, the property fails several specific location tests in the one-year plan: it is not on a collector street (Mineral Springs Avenue is a local road), it is not in a transitional area between residential and nonresidential use, it does not have a gross density above five dwelling units per acre, and it is not part of a planned residential development.

Samuel also noted the property is larger than one acre and slope constraints limit disturbance to a 29% maximum disturbance budget; the applicant originally proposed a subdivision but later revised the plan. Staff's recommendation was denial because the application does not meet the location criteria in the one-year plan. Commissioners questioned whether the adjacent duplexes would have been permitted under current standards; Samuel said likely not if they are in RN-1 or RN-2, which require special uses. The transcript records no formal commission decision.