Our Lady of Guadalupe Senior Residential Project
The Planning Department received an application from Our Lady of Guadalupe for the development of 29 low-income senior independent living units in an 18,039 square foot 2-story building on the 2.1 acre site currently occupied by Our Lady of Guadalupe located at 17103 Magnolia Street.
The Our Lady of Guadalupe Senior residential project is proposed for the open space area west of the existing Our Lady of Guadalupe building that is currently developed with 22 parking spaces, a 1,500 square foot patio with benches, chairs and tables and a 15,000 square garden.
Notice of Availability And Notice of Intent To Adopt A Mitigated Negative Declaration
A public hearing of the Planning Commission of the City of Fountain Valley to consider the approval of the project and to consider the Mitigated Negative Declaration will be tentatively held at the City of Fountain Valley Council Chambers, located at 10200 Slater Avenue, Fountain Valley, CA 92708-4735, on Wednesday, October 11, 2023 at 6:00 PM. All evidence and testimony for or against the approval of the Our Lady of Guadalupe residential project and the adoption of the Mitigated Negative Declaration will be considered. All persons desiring to comment on, or having objections to, the content or adequacy of the Mitigated Negative Declaration may appear and be heard before the Planning Commission of the City of Fountain Valley at the time and place of the hearing.
Appendix A - Air Quality/Greenhouse Gas Report
Appendix B - Geotechnical Report
Appendix C - Phase I Environmental Site Assessment
Appendix D - Hydrology Report and Water Quality Management Plan
Appendix E - Noise Report
Appendix F - VMT Report
The public is invited to provide comments on the Mitigated Negative Declaration to the attention of Mr. Steven Ayers, Principal Planner, at the address listed above or emailed to firstname.lastname@example.org during the review and comment period that will run from August 3, 2023 to August 23, 2023.
The proposed two-story building consists of one separate building that is connected by a second floor corridor. The project proposes 14 independent units on the first floor that totals 6,538 square feet of living space and 15 independent units on the second floor that total 6,960 square feet of living space for a total of 13,498 square feet of living space. The project proposes 68 parking spaces, which includes retaining 25 existing spaces, 21 relocated spaces and 22 new parking spaces. Access to the project site would be from Magnolia Avenue that extends along and forms the east project boundary.
The project will require a General Plan Amendment to High Density Residential and a zone change to R4 High Density Multiple Dwelling to allow for the development of 29 low-income senior units with density bonuses permitted by state law.
The proposed R4 Zone applied to the 2.1 acre site would allow a maximum development of 30 du/ac or 63 dwelling units. There are, however, 71 existing residential units on the site associated with the existing Our Lady of Guadalupe development with a density of 33.8 DU/AC (71 dwelling units ÷ 2.1 acres = 33.8 DU/AC). The addition of the proposed 29 dwelling units would increase the density on the site to 47.6 DU/AC and greater than allowed by the R4 zone. The project is requesting a density bonus to allow 100 units on the site as opposed to 63 units as allowed by the requested R4 zone.
Fountain Valley Municipal Code (FVMC) 21.08.040 requires 27.5 ft. between the proposed residential building and the existing Our Lady of Guadalupe building. The project proposes 20 feet between the two residential structures. Thus, the project is requesting a concession to this requirement.
FVMC 21.08.040 requires a minimum floor area of 500 square feet for a studio unit and 750 square feet for a 1-bedroom unit. The project proposes 378 square feet and 422 square feet of floor area for studio units and 556 square feet for 1-bedroom units. Thus, the project is requesting a concession to floor area requirement.
FVMC 21.08.040 requires 100 square feet of private open space per multi-family unit. Due to the site constraints in order to provide 29 units, the project is unable to provide 100 square feet of private open space as required by the FVMC. The residents, however, would have access to other existing outdoor amenities on the site and include a pet area (713 square feet), walking path (591 square feet), two patios (172 square feet and 495 square feet), and a patio by the entry of the new building (421 sf). The residents of the proposed building would also have access to and the use of the recreational amenities in the existing Our Lady of Guadalupe building adjacent to the proposed building and include a lounge/library (294 square feet) and recreation rooms (1,222 square feet and 603 square feet) on the first floor and a TV/Game Room (399 sf) on the second floor. The project is requesting a concession to the private open space requirement.
The Project will be setback 84 feet from the west property line, 64 feet from the south property line, 7 feet from the north property line, and 391 feet from the east property line.
The project proposes two floor plans with 15 studio units and 14 one-bedroom units. The size of the studio units are 378 square feet, 422 square feet and the one-bedroom units are 556 square feet. There is no floor area ratio (FAR) requirement in the R4 zone. The project lot coverage is 31%. The architectural style is Contemporary Spanish.
The project proposes open space consisting of a 713 square foot pet area, a 591 square foot walking path, 2 patios outside of the recreation room of 172 square feet and 495 square feet and a 421 square foot patio near the entry of the new building. The project is scheduled to be constructed in one phase with construction tentatively scheduled to start October 2023 and completed in October 2024.
|The public is invited to provide comments on the Mitigated Negative Declaration to the attention of Mr. Steven Ayers, Principal Planner, at the address listed above or emailed to email@example.com during the review and comment period that will run from August 3, 2023 to August 23, 2023.|