INTEGRITY BUILDERS & ASSOCIATES INC. (S A M CONSTARUCTION & BUILDER CORP.)-2014

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Vensify Bonus Appiicafiorr for 530f Silver Drs, Santa Ann, CA A. Concessions 1. Reduction in minimum lot size for 5 units from 18,000 square feet to 16,879 square feet. a, Santa Anan Municipal Code Sec, 41.1601 (a) states.. This article applies to any res- identical development of five or more dwelling units where an applicant proposes density beyond that permitted by the applicable designation of the general plan land use element in exchange for a porlion of the total dwelling units in the development being reserved for low or very low- income households,,,, b. Owner contends he is currently only allowed to build four (4) pre -bonus dwellings given the lot size and the general plan of LD -7 requirements. However, the current zoning only allows for one (1) single - family residence r a two unit dwelling. Therefore, under Santa Ana Municipal Code Sec 41 -1601 (a) the owner would be precluded from building a development under the low cost housing provision unless the minimum lot size was waived, Unless the lot size Is waived, the owner cannot build the proposed five (5) dwelling units with twenty percent (20 %) or one of the five units being desig• nated as a low cost home, c, For sake of feasibility analysis; the current mortgage on the proposed sit is approx- imately $450,000 with a construction cost of $200,000 for a new single - family residence. The current market would boar a sales price of approximately $400,000 to $450,000 thereby causing the owner to develop for a loss. If the owner were to build a two -unit project the cost per unit would decrease to approximately $150,000 however the net result when combined with the current mortgage would be a net loss since the market for a condo or a town house Is approximately $360,000 to $400,000. 2, Increase In the number of allowed attached units in the 172 district from two to three a, The arguments set forth above provide ample evidence for the City of Santa Ana to determine that a concession to the zoning requirement of no more than two attached units should be granted. b, The lot size will accommodate five dwelling units but three must be attached In order to comply with other current building code requirements such as set back, building space and landscape, B. Deduction of Parking It is the position of the owner that a reduction of the parking ratio is required by the California Government Code and is not considered a concession for purposes of this application, Owner hereby requests such a reduction pursuant to the code, Section 65915 (p) stats in pertinent part," upon request of a developer, no city ,..shall require a vehicular parking ratio, inclusive of handicaps and guest parking (emphasis added) ...that exceeds the following ratios,.(B) two to three bedrooms; two onsite parking spaces.,." Based on this code section, Integrity Builders and Associates Inc, requests that the city reduce the parking requirements from 16 spaces to 10. It is our position that under the Government Code this reduction is not considered a "concession or incentive" and therefore must be granted if requested, completely apart from and without decreasing the number of the two concessions Integrity Builders and Associates Inc is allowed, 11