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• Single family uses including residential condominiums will, in the opinion of this Engineer receive diminished <br />benefits and will be assessed at the rate of 10 cents per square foot of building pad area. <br />It is noted that ground floor commercial condominiums will be treated like independent "mini" commercial buildings <br />and assessed based on their divided building area and the amount of direct street frontage towards the exterior of the <br />building, if any, that they possess. Upper floor commercial condominiums will be assessed based only on their <br />divided building area since they do not directly cover the hypothetical ground /land plane nor do they possess direct <br />street frontage. This is not unlike other commercial buildings where ground floor retail /service spaces are typically <br />triple net leases where assessments can be directly passed on to tenants by property owners via individual leases <br />whereas upper office floors are typically gross leases where assessments are often absorbed by property owners, <br />possibly until such time as leases are renegotiated. <br />Relative to residential uses in traditionally commercially zoned areas, more and more business districts are, by design <br />and creative zoning, becoming cores of highly active mixed use new developments and /or adaptive re -use of <br />antiquated under - utilized or formerly empty upper building spaces. These uses are no longer just coincidental but are <br />instead a major stakeholder component with unique needs and impacts on the contemporary urban setting. While <br />residents may indeed not benefit from traditional business related activities such as marketing /promotions and certain <br />image campaigns targeting customers, they do require unique services on a more extensive 24/7 basis than even their <br />commercial counterparts and have needs for special "residential neighborhood" oriented amenities. Since many of <br />these residential units may be built as, divided as, or converted to condominiums, the assessment methodology is <br />different than for commercial assessments. In the opinion of this Assessment Engineer, the only factor logically that <br />can be assessed for these residential uses is livable space (net building area per unit or complex) which is a measure <br />of the impact and draw on CMD funded activities. <br />The "Basic Benefit Units" for commercial uses and multi- family residential uses will be expressed as a combined <br />function of gross building square footage (Benefit Unit "A "), parcel size (Benefit Unit "B "), and street frontage <br />(Benefit Unit "C "). In addition, single family residential use assessments (including condominiums) will be based on <br />livable (net) building space square footage (Benefit Unit "D "). Based on the shape of the Modified Downtown Santa <br />Ana CMD, as well as the nature of the District program elements, it is determined that all properties will gain a direct <br />and proportionate degree of benefit based on the respective amount of building size (gross), parcel size and street <br />frontage and for single family residential uses, assessments will be based on net livable (net) building space. <br />Step 2• Quantify Total Basic Benefit Units <br />Taking into account all identified benefiting properties and their respective assessable benefit units, there are 120 <br />commercial parcels and 69 residential condominiums within the CMD; 2.5 million Benefit Units A, 2.15 million <br />13 <br />