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HomeMy WebLinkAboutItem 10 - Recieve and File the Washington Park Feasibility StudyPublic Works Agency www.santa-ana.org/pw Item # 10 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Staff Report September 16, 2025 TOPIC: Receive and File the Washington Square Park Feasibility Study AGENDA TITLE Washington Square Park Feasibility Study RECOMMENDED ACTION Receive and file the Washington Square Park Feasibility Study. GOVERNMENT CODE §84308 APPLIES: No DISCUSSION The Washington Square Park Feasibility Study evaluates the potential development of a neighborhood park on vacant parcels located at the northeast corner of the Washington Square Neighborhood. Background In 2022, Mr. John Fairbrother, on behalf of the Alexander Dantes LLC, approached City staff regarding the potential sale of vacant property located in the Washington Square Neighborhood Association (WSNA) boundaries for use as a public park. Mr. Fairbrother also contacted neighborhood association leaders, which prompted the WSNA to form a Park Ad -Hoc Committee. The WSNA Park Ad -Hoc Committee conducted a petition for acquisition, securing 686 signatures, and submitted it to the City in July 2023. On June 4, 2024, City Council adopted a budget that included funding for staff to conduct a feasibility study to evaluate the process for and costs related to the potential acquisition of the subject properties and development of a park. Existing Conditions The property owned by Alexander Dantes LLC consists of four parcels; three undeveloped vacant sites and one with a single-family home. All four parcels are designated as residential under the General Plan and are zoned R-1 allowing for the construction of single family homes. There is also an additional vacant residential parcel adjacent to the four owned by Alexander Dantes LLC that was included in the feasibility study. Parcel APN Status Owner I Size Zoning 405-321-13 Vacant Alexander Dantes LLC 10.41 acres R-1 Receive and File Washington Square Park Feasibility Study September 16, 2025 Page 2 Parcel APN Status Owner Size Zoning 405-321-12 Single Family Residence Alexander Dantes LLC 0.31 acres R-1 405-321-08 Vacant Alexander Dantes LLC 0.38 acres R-1 405-321-09 Vacant Alexander Dantes LLC 0.22 acres R-1 405-321-14 Vacant Jessup Ann Hayden Trust 0.42 acres R-1 The surrounding land uses to the south, east, and west are single-family homes. The properties to the north, which front 17t" Street, include a church and a professional office park. Feasibility Study The study, based on a February 2024 appraisal and analysis of City planning documents, examines three development options with estimated costs ranging from $5.9 million to $10.4 million (inclusive of property acquisition). The options vary in size from 1 acre to 1.74 acres and differ in proposed amenities. The estimated costs include the following key assumptions: • Willing seller(s), meaning no eminent domain process is needed. • Ease of construction on vacant parcels. • There are no access concerns and no traffic impacts to address when constructing a neighborhood park serving residents within a 5-10 minute walk. • Storm water management to comply with the National Pollutant Discharge Elimination System (NPDES) has been included in the development costs. • The project is categorically exempt from a CEQA environmental review. • The project has minimal permitting requirements. • There are suitable soil conditions, with no need for remediation. Below is a summary of the three options evaluated based on the City's appraisal, not the offered selling price. Options Description Property Passive Park Total Acquisition Development Estimated Costs Costs Costs Option 3 Vacant Alexander $3,600,000 $2,300,000 $5,900,000 #1 Dantes LLC Parcels 1.01 acres Option All 4 Alexander $4,900,000 $3,000,000 $7,900,000 #2 Dantes LLC Parcels 1.32 acres Option All 5 Parcels (1.74 $6,4000,000 $4,000,000 $10,400,000 #3 acres) Receive and File Washington Square Park Feasibility Study September 16, 2025 Page 3 Option 1 consists of the purchase of three vacant parcels, with the fourth parcel containing an occupied single-family residence remaining under the ownership of Alexander Dantes LLC. The owner did not offer a sale price for the three parcels; however, they were appraised at a value of $3.6 million. This option would avoid added costs that may be associated with relocation of the existing residents and associated demolition costs. The park size would be 1.01 acres. Option 2 would include acquisition of the fourth parcel, requiring demolition of the home and tenant relocation. The four parcels are appraised at a value of $4.9 million and the owner has offered the four parcels at a sale price of $6.8 million. This option adds significant costs related to option 1 but increases the size of park space by an additional 0.31 acres. Option 3 would add the fifth adjacent parcel owned by the Jessup Ann Hayden Trust. The owners of this parcel have not indicated if they would be a willing seller, which means the City may have to use eminent domain to acquire the parcel. This option results in the largest park option at 1.74 acres. The analysis finds the proposed use would be consistent with the City's General Plan, Open Space Element, and Parks Master Plan, particularly in addressing park equity, access, and environmental justice in an underserved area identified as Park Gap Area 15. While the Parks Master Plan would not require amendment, the General Plan and zoning would require updates. All proposed options would require a similar path toward acquisition and development, with the exception of Option 3's potential for eminent domain. The steps for development into a City Park would consist of the following: • Phase 1 Environmental Site Assessment • City Council approval of a purchase and sale agreement for the parcels • Preparation of CEQA documents for proposed park project • Planning Commission and City Council action to amend General Plan land use designation from residential to open space including adherence to Sunshine Ordinance requirements • Design and preparation of park construction documents • City Council award of construction contract Once the property is acquired and project funding is secured, it would take approximately 12-18 months to prepare environmental documents and design plans for award of construction contract. Construction of the park would likely take an additional 8-12 months. Receive and File Washington Square Park Feasibility Study September 16, 2025 Page 4 Recommendations and Funding The study concludes that all three options are technically viable. A new park would address community requests and would help close a documented park service gap. Challenges exist for all three options. While the parcels owned by Alexander Dantes LLC have been presented as available from a willing seller, the City's appraised value is below the previously indicated owner's asking price. As previously indicated, while Option 3 presents the largest park option, the ease of acquisition of the parcel owned by the Jessup Ann Hayden Trust is uncertain. Funds for ongoing maintenance and security of any proposed park would need to be identified and added to the recurring budget. These costs can vary widely depending on the size of park and type of amenities ultimately included. Additionally, the City is currently in the process of delivering major park renovation projects and two new parks, one of which is located in the adjacent Willard Neighborhood with a walking distance ranging from 200 feet to 0.6 miles from the Washington Square neighborhood. Once completed, these parks will require recurring budget allocations for ongoing maintenance and security. If not adequately funded, maintenance of a new park within Washington Square Neighborhood would add to the strain on existing park maintenance resources. While funds were allocated for the evaluation and feasibility of a potential park in the Washington Square Neighborhood, no funding has been identified for acquisition and development. As such, Staff recommends the City Council receive and file the Washington Square Park Feasibility Study. ENVIRONMENTAL IMPACT There is no environmental impact associated with this action. FISCAL IMPACT There is no fiscal impact associated with the receive -and -file recommendation. EXHIBIT(S) 1. Washington Square Park Feasibility Study Submitted By: Rodolfo Rosas, P.E., Acting Executive Director— Public Works Agency Approved By: Alvaro Nunez, City Manager City of Santa Ana Washington Square Park Feasibility Study FINAL July 2025 Public Works Agency Parks, Fleet, Facilities and Refuse Division City of Santa Ana Washington Square Park Feasibility Study July 2025 City of Santa Ana Washington Square Park Feasibility Study Final Prepared by: City of Santa Ana Parks, Fleet, Facilities, and Refuse Division 20 Civic Center Plaza (M-11) Santa Ana, CA 92701 (714)647-5624 July 31, 2025 City of Santa Ana Washington Square Park Feasibility Study July 2025 Table of Contents 1. Executive Summary.................................................................................................................4 2. Background..............................................................................................................................5 3. Property Appraisal...................................................................................................................6 4. Entitlements Process.............................................................................................................10 5. Evaluation..............................................................................................................................11 5.1 Parks Master Plan.....................................................................................................................11 5.2 Other Considerations................................................................................................................12 6. Recommended Options..........................................................................................................14 AppendixA: Location Map Aerial......................................................................................................16 Appendix B: Potential Park Properties.............................................................................................18 AppendixC: Access Analysis............................................................................................................21 Appendix D: Parks Master Plan Scorecard........................................................................................23 AppendixE: Concept Designs...........................................................................................................25 Appendix F: Restricted Appraisal Report.........................................................................................29 Appendix G: Entitlements Road Map....................................................................................................48 AppendixH: Park Petition...................................................................................................................50 City of Santa Ana Washington Square Park Feasibility Study July 2025 1. Executive Summary In response to a 2022 offer from a property owner representative to sell four parcels in the Washington Square Neighborhood for potential park development, the City of Santa Ana (City) conducted a feasibility study to evaluate the site's suitability. The proposed location includes four parcels which sit within an underserved area identified as Park Gap Area 15 in the City's Parks Master Plan (PMP), and within a designated Environmental Justice Community. Neighborhood residents have shown strong support for a public park, with 99% in favor during community outreach, and the Washington Square Neighborhood Association (WSNA) has actively advocated for the project with City officials. This study, led by Public Works Park Services with input from multiple City departments, found that the project strongly aligns with the City's General Plan, Open Space Element, and PMP goals, including increasing park equity, access, and environmental justice. Three development options were considered, with estimated costs to acquire and develop ranging from approximately $6 million to $10.4 million depending on park size and features. Option 1 — $5,866,900 Option 2 - $7,895,300 Option 3 - $10,371,500 No estimate of costs associated with eminent domain or relocation is included, traffic impacts are minimal, and the site may support stormwater infiltration strategies. The proposed neighborhood park is viable, fills a documented service gap, and presents a strategic opportunity for land acquisition, community health improvement, and potential grant opportunities. However, no funds are currently allocated for acquisition or development of a park at this location. Page 4 City of Santa Ana Washington Square Park Feasibility Study July 2025 2. Background In 2022, Mr. John Fairbrother, on behalf of the Alexander Dantes LLC ownership ("Dantes"), reached out to the City, Parks, Recreation and Community Services Agency (PRCSA), concerning sale of vacant property located within the Washington Square Neighborhood Association (WSNA) boundaries, for a public park for the Washington Square community. The properties, AP-405-321-08, -09, -12, and -13, located along the northern edge of the neighborhood, are four parcels; three undeveloped sites, and one with a single-family home (see Appendix A and B). The properties are currently zoned R-1. His asking price was $6.8M. The appraised value is $4.9M. An internal cost analysis was also conducted and findings are discussed in the "Property Appraisal" section below. Mr. Fairbrothers also reached out to the neighborhood association leaders to relay his contact with the City. In 2023, WSNA requested Public Works Agency (PWA) Park Services attend a neighborhood association meeting to provide an update on another park project: a new park at 10th and Flower Streets, in the Willard neighborhood located to the east. During that meeting, questions were raised by the residents about the vacant parcels within Washington Square, and the neighborhood expressed strong interest for the City to acquire the lots for the purpose of developing their own neighborhood park; 49 of the 50 attendees were in favor of converting the lots for this purpose. City staff informed the group of the funding limitations that exist. The WSNA mobilized a Park Ad -Hoc committee and proceeded to acquire signatures in support of a new public park (see Appendix H). They went on to contact City Council members, and attended numerous PRCSA Commission and City Council meetings to advocate for the study of the park. Elected officials looked to City Executive Management staff who recommended a Feasibility Study before acquisition could be considered. WSNA attended the Measure X Oversight Committee meeting to lobby for funding. In 2024, when the City adopted the FY24/25 Annual Budget, it included a $100,000 allocation for this study. Although initial direction was given to the staff to retain a consultant for this endeavor, it was determined that the feasibility study could be conducted internally, and such is the purpose of this report. The study included input and involvement of four internal agencies — PWA, CDA, PBA, PRCSA, with PWA Park Services leading the effort. In particular, the study included examining the City's General Plan/Open Space Element, the Parks Master Plan, the Safe Routes to School (SRTS) Program and the Stormwater Master Plan. The following analysis and findings support the final determination that this request aligns with City Planning efforts and approved planning documents, and is a viable consideration. Page 5 City of Santa Ana Washington Square Park Feasibility Study July 2025 3. Property Appraisal The appraisal report prepared for the City (see Appendix F) provides a detailed valuation of a t1.32-acre site comprised of four parcels (APNs 405-321-08, -09, -12, and -13) under consideration for potential acquisition is part of a proposed community park. The report concludes a total market value of $3,710,000 as of February 8, 2024. This value is based on a highest and best use analysis, which determined that the three vacant parcels are best suited for future single-family residential development, while the fourth parcel — improved with a single-family home —is most valuable as currently developed. The appraiser utilized the Sales Comparison Approach, deemed the most relevant method for this property type, and excluded the Cost and Income Approaches due to their limited applicability in this context. The report also noted a reasonable market exposure time of 6 to 12 months. These findings offer an objective and well -supported estimate of current market value and are a key input in the feasibility study, providing the City with a clear understanding of acquisition costs and land -use implications as it evaluates the viability of converting the site into a public park. Dantes Properties The Dantes properties are unique in the City, and comparable properties are not currently available for lease or sale. The Dantes properties consist of 1.32 acres, with a 4-bedroom, 4-bathroom house, with an adjacent 1.01 acres (of the 1.32 acres) that are vacant, unimproved, residential single-family land. The property is currently listed on Redfin (and other listing services) for $6,950,000 by Clarke Fairbrother of Newport Pacific Capital Company (clarkef@newportpacific.com). The difference between the listing price and the appraised value is significant ($3,240,000) because in order to develop the properties for residential single-family, there would need to be public right of way dedications (sidewalk, parkway and cul de sac of 90 feet in diameter) to provide proper circulation at the end of Lowell and Olive Streets. This right of way dedication could take away approximately 6,400 square feet at the end Lowell and Olive Streets to provide the sidewalk, parkways and cul de sacs for automobiles, large waste hauling trucks, and emergency fire vehicles that would be consistent with the rest of the neighborhood. Hayden Trust Prooerty The City has also included an analysis of the adjacent Jessup Ann Hayden Trust property (Hayden Trust) - Assessor Parcel Number 405-321-14. Similar to the Dantes properties, the Hayden Trust property is also unique consisting of 0.42 acres of vacant, unimproved, residential single-family land. This property has not been listed for sale and contact between the City and the property owner has not occurred. Similar to the Dantes properties, the Hayden Trust property would require public right of way dedications (sidewalk, parkway and cul de sac of 90 feet in diameter) for residential development to provide proper circulation at the end of Lowell Street for automobiles, large waste hauling trucks, and emergency fire vehicles. Updated Prooerty Valuation In order to provide an update of potential appraisal value based on the Feb. 2024 appraisal, a review of recent comparable sales from January 1, 2025 through May 31, 2025 was conducted for both residential single-family homes in the Washington Square neighborhood and vacant, unimproved residential single-family land in the City. Utilizing the Sales Comparison approach an estimated value for 1501 N. Lowell is $1,328,400. This is based Page 6 City of Santa Ana Washington Square Park Feasibility Study July 2025 on the most comparable sales price of $1,230,000 at 925 N. Lowell that occurred on May 19, 2025. Additionally, an increase of 8% was added to the most comparable sales price due to the 1501 N. Lowell having a larger lot, an additional bedroom, 2 additional bathrooms, a larger lot size (13,608 square feet) and a larger building size (2,304 square feet). The increase of 8% was determined by analyzing sales prices of 4 bedrooms, 4 bathrooms residential single-family home sales compared to sales prices of 3 bedrooms, 2 bathrooms residential single-family home sales in the City. The following provides the detail for the comparable sales for residential single-family homes: Residential Single Family RSF Homes Dantes - Subject Property Most Comparable Comparable Sale 2 Comparable Sale 3 Comparable Sale 4 Comparable Sale 5 Address 1501 N Lowell 925 N Lowell 1020 N Lowell 1028 N Olive 1602 N Rosewood 1905 W 15th Assessor Parcel No. 405-321-12 405-183-01 405-282-16 405-283-21 405-302-08 004-044-14 Zoning R-1 R-1 R-1 R-1 R-1 R-1 Land Use RSF Improved RSF Improved RSF Improved RSF Improved RSF Improved RSF Improved Building Square Feet 2,304 1,698 1,469 1,372 1,551 1,297 Lot Square Feet 13,608 6,368 8,125 5,600 6,850 8,320 Lot Acres 0.31 0.15 0.19 0.13 0.16 0.19 Bedrooms 4 3 3 3 3 3 Bathrooms 4 2 2 2 1 2 Last Sales Date 5/19/2025 4/4/2025 5/5/2025 5/30/2025 5/1/2025 Last Sales Price $1,230,000 $1,117,000 $1,050,000 $1,025,000 $1,000,000 Estimated Value * $1,328,400 IF * - 85. increase applied to the most comparable sale price of $1,230,000. The estimated value for vacant, unimproved, residential single-family land was determined to be $81.60 per square foot. This per square foot value would yield an acquisition price of $3,566,980 for the three (3) vacant, unimproved, residential single-family properties owned by Dantes. An acquisition price of $1,476,177 for the vacant, unimproved, residential single-family property owned by the Hayden Trust was estimated. This $81.60 per square foot value was based on a comparable sales analysis. The most comparable sale at 527 N. Fairlawn had a per square foot value of $74.18. For the analysis of recent, comparable, unimproved, vacant residential land sales, there were two (2) comparable sales to analyze in the City. Unimproved, vacant, residential land sales were also examined in 2025 and four (4) different sales were found with comparable per square foot values ranging from approximately $70 to $90 per square foot. After examining these sales, the sales price of $74.18 per square foot for 527 N. Fairlawn was determined to be the most comparable sale. An increase of 10% has been applied to the per square foot value of $74.18 because the Dantes and the Hayden Trust properties in Page 7 City of Santa Ana Washington Square Park Feasibility Study July 2025 comparison to the two (2) comparable sales in the City are larger. Additionally, the Dantes and Hayden Trust properties are located in a neighborhood that is considered to be more desirable with superior property values compared to the neighborhoods for the two (2) comparable land sales in the City. The estimated value for the Dantes and Hayden Trust properties would be $81.60 per square foot, and that would then be applied to the lot size for each of these four (4) Dantes and Hayden Trust properties, as follows: Vacant Residential Single Family Land Dantes- Subject Property 1 Dantes- Subject Dantes- Subject Hayden Trust Subject Most Com arable Comparable Sale Propert 2 Address None Assigned 1501 N Lowell None Assigned None Assigned 527 N Fairlawn 5325 W Silver Assessor Parcel No. 405-321-08 405-321-09 405-321-13 405-321-14 007-051-43 099-212-57 Zoning R-1 R-1 R-1 R-1 R-1 R-1 Land Use Vacant Unimproved Vacant Unimproved Vacant Unimproved Vacant Unimproved Vacant Unimproved Vacant Unimproved Lot Square Feet 16,337 9,600 17,775 18,090 6,093 16,803 Lot Acres 0.375 0.22 0.41 0.42 0.14 0.39 Last Sales Date 2/27/2025 5/14/2025 Last Sales Price $452,000 $1,000,000 Last Sales Price Per Square Foot $74.18 $59.51 Estimated Value * $1,333,129 $783,378 $1,450,473 $1,476,177 * - Value of $81.60 per square foot is a 101% increase applied to the most comparable sale price per square foot of $74.18. Additional Expenses - Relocation The City is unaware if there are currently any residential tenants at 1501 N. Lowell or if there will be in the future. In the Redfin listing there is no mention of residential tenants in the single-family house included in the listing. If a tenant were to be occupying 1501 N. Lowell at the time that acquisition is considered the following provides a summary of potential relocation benefits: Information about available replacement housing units. Help in identifying and obtaining suitable, comparable housing. Explanation of relocation rights and benefits. Rental Assistance for Replacement Housing - If the rent at a comparable replacement unit is higher than what the tenant pays at 1501 N. Lowell, the tenant is eligible for a rent differential payment, calculated over a 42-month period. For example: If the new rent is $200/month more than the old rent, the tenant may receive up to $8,400 (200 x 42), subject to certain limits. Additional rental assistance may cover security deposits, utility hookup fees, or credit checks required at the Page 8 City of Santa Ana Washington Square Park Feasibility Study July 2025 new rental. Moving Expenses — If there were a tenant, after a "move" estimate is obtained the tenant can be reimbursed for the cost of moving, including: Transportation of personal property. Packing/unpacking and insurance from damage/loss during the move of personal items. Temporary storage of personal items (if needed). Page 9 City of Santa Ana Washington Square Park Feasibility Study July 2025 4. Entitlement Process The entitlement process for the proposed Washington Square Park is a multi -phase effort designed to ensure thorough planning, regulatory compliance, and community involvement, with a sequence that spans from early coordination through final construction. The process begins with internal coordination, architectural design, and preliminary CEQA discussions, followed by community outreach efforts such as workshops and public meetings to gather feedback and build support. Once conceptual plans are developed, they are reviewed by city departments and presented at required community meetings to satisfy public notification and transparency requirements. Environmental review under CEQA includes preparation of an Initial Study/Mitigated Negative Declaration (IS/MND), a formal Notice of Preparation (NOP), and a 30-day public review period to collect and respond to comments. Entitlement actions proceed through public hearings before the Parks, Recreation and Community Services (PRCS) Commission, Planning Commission, and City Council, addressing items such as zoning, general plan amendments, park naming, and environmental adoption. These steps follow required noticing periods and public comment timelines, contributing to a process that typically unfolds over several months. After entitlements are approved, the project moves into plan check, permitting, and construction, culminating in final inspections and project closeout. This structured timeline ensures the park is developed in compliance with legal requirements while incorporating public input and interdepartmental coordination at each stage. Page 10 City of Santa Ana Washington Square Park Feasibility Study July 2025 5. Evaluation Evaluation and assessment of this potential project include referencing the Parks Master Plan (PMP), General Plan Open Space Element (GP — OS), and other considerations, as described below. Parks Master Plan Staff referred to the Parks Master Plan to determine if there was alignment. It was determined there was, in the following areas: Gap Area 15. The PMP conducted an access analysis, which used the city's General Plan, City and Census data to map residential areas currently served and unserved by existing parks. Map B-3 (see Appendix C) shows areas served within a 10-minute walk to Citywide and Community Parks, and within a 5-minute walk to other park types. These areas are shown shaded green on the exhibit. Areas that are not served are shown within a black lasso and shaded yellow and considered a "Gap Area". The Washington Square neighborhood falls within Park Gap Area #15, as do the subject properties. • Environmental Justice Area: The Washington Square neighborhood and subject properties both fall within an identified Environmental Justice Community. These communities fall in areas of the City where residents have the highest risk of exposure to pollution in the air, water and soil. Project Evaluation and Prioritization Scorecard To assist the City in focusing on priority projects, the PMP includes a Two -Step evaluation process for evaluating and prioritizing recommended capital projects. Since the PMP couldn't anticipate all projects needs as circumstances could change over the ten years following its adoption, this evaluation framework was intended to help vet new projects as they arose. The potential for a new park within the Washington Square neighborhood scored 17/32 on this scorecard (see Exhibit D) PMPActions & Goals Consideration of acquisition of the subject properties aligns strongly with Action Item #6 "Pursue Key Land Acquisition Opportunities". This action calls for the city to "aggressively pursue opportunities to acquire available lands that meet multiple PMP criteria for enhancing the park and recreation system". Along with this, the project aligns strongly with four Initiatives: Initiative 1: "Parkland" (Acquire & develop parks to increase the amount of parkland and create an integrated park and open space system), Initiative 2: "Equity, Access and Environmental Justice" (Ensure that all residents in Santa Ana have equitable access to inclusive parks and healthy recreation opportunities that serve all, in underserved areas of the city), Initiative 5: "Activity" (Facilitate recreation activities to support community health and fitness), and Initiative 7: Collaboration (Engage residents in enhancing parks and recreation opportunities). • Classification: A potential park within the Washington Square would fall into the "neighborhood park" classification, as defined by the Parks Master Plan, which is defined as a small park, typically 1-5 acres, intended to serve nearby neighbors. These sites provide small-scale opportunities for play, picnicking and leisure activities for residents that live within 5-10 minute walk, or biking distance. General Plan - Open Space Element This proposed project aligns with Goals, Policies, and Implementation Actions of the General Plan, Open Space Element, as follows: Goal OS-1: Parks, Open Space and Recreation: provide an integrated system of accessible parks, recreation facilities, trails and open space to serve the City of Santa Ana. • Policy OS-1.2: Parks and Recreation System • Policy OS-1.4: Park Distribution Page 11 City of Santa Ana Washington Square Park Feasibility Study July 2025 • Policy OS-1.5: Park and Open Space Types • Policy OS-1.6: Park Access and Connectivity • Policy OS-1.8: Land Acquisition and Equitable Distribution • Policy OS-1.10: Creative Solutions for Deficiencies Goal OS-2: Health, Safe and Inclusive Opportunities: Provide welcoming, inclusive, safe and healthy parks, recreation facilities, and activities to serve Santa Ana residents regardless of age, ability or income. • Policy OS-2.1: Recreation Variety • Policy OS-2.2: Healthy Parks and Public Spaces • Policy OS-2.3: Active Lifestyles • Policy OS-2.5: Air quality & Heat • Policy OS-2.6: Connection To Nature • Policy OS-2.11: Community Involvement • Policy OS-2.13: Neighborhood Needs • Policy OS-2.14: ADA Accessibility • Policy OS-2.15: Inclusive Affordable Recreation Implementation Action 1.15: Community Input: Identify and utilize community engagement tools, initiated through the PMP, for residents and facility users to provide ongoing input about open space needs, park design, facility improvements and programming. Implementation Action 1.16: Acquisitions to meet park standard: Using the PMP as guidance, identify and acquire property within the City for park and open space use which will focus on bringing the park and recreation system to three acres of land per 1,000 residents with a plan to keep pace with future urban growth. Implementation Action 2.8: Public Input: Collect community input regarding park design and programming at the beginning of the planning process whenever a new facility is proposed. 5.2 Other Considerations Willing Seller. - Alexander Dantes is a willing seller and Mr. Fairbrothers, on his behalf, made an initial verbal offer to sell of $6.8m. An appraisal, conducted by Hennessey & Hennessey, LLC in February 2024, provided an Opinion of Value of $3.7m. (See Appendix F). The Community Development Agency is currently reviewing and assessing this information. No relocation would be required. In prior years, a proposed project for R-2 Residential Development at this location was met with objections from the Washington Square Neighborhood community. Subsequently it did not move forward. The neighborhood has strongly indicated that they want a public park; not to dissuade development (which they oppose) but because they want a place for their children to play, to take their dogs, and to use for community gatherings and events. Neighborhood input collected during neighborhood meetings, and received in writing from residents, were considered and incorporated when developing preliminary concept studies. The subject project, located in the north-east end of Washington Square, would serve everyone within the neighborhood and is assessable by foot within a 5-10 minute walk. The existing site is currently undeveloped and vacant. There is no indication that any site remediation would be necessary. As development would most likely be a Pocket or Neighborhood Park, parking would not be a Page 12 City of Santa Ana Washington Square Park Feasibility Study July 2025 consideration and access would be via walking or biking. Traffic Engineering; This project was reviewed with Public Works Traffic Engineering team, to examine the nexus with the citywide "Safe Routes to Schools" (SRTS) and "Safe Routes to Parks" (SRTP) network. Two elementary schools, Hero's Elementary and Wilson Elementary, serve the Washington Square (and adjacent) neighborhood. Planned SRTS routes are recommended along Washington Avenue and Baker Street. Washington is a main route through the mid -section of Washington Square, with pedestrian and bike -able collector streets running perpendicular to it, in a north -south direction. Also, from a traffic engineering perspective, no traffic impacts are anticipated as the potential park will not include parking due to the recommendation for a neighborhood park classification. Along with that, WSNA currently employs a parking permit program. National Pollution Discharge Elimination System (NPDES); Park Planning also consulted with the Public Works "National Pollution Discharge Elimination System" (NPDES) Division, who oversee stormwater management operations citywide. Based on stormwater infiltration guiding documents, infiltration at 17t" & Flower appears to be feasible. A site -specific geotech report and percolation testing will need to be conducted to confirm. Whether a major storm water capture facility is appropriate for consideration at this site or at minimum, infiltration via swales and raingardens, will be examined further should the project advance to the design development phase. Grant Funding Park acquisition and development projects provide for a strong application and is a judicious mechanism to leverage local (city) funds to help advance the Park Master Plan and its number one Initiative to acquire and develop parkland to create an integrated park and open space system that meets the needs of our community. The State of California Comprehensive Outdoor Recreation Plan (SCORP) priorities for local agency competitive grant programs are: 1. New Park Access a. Create or expand parks in communities that lack sufficient park space. Create new parks within a half mile of underserved communities, or expand existing parks to increase the ratio of park acreage per resident in underserved areas. This may include innovative solutions such as acquiring private land from willing sellers such as vacant lots and blighted buildings, converting streets to create or expand parks, or converting closed schools. b. Acquire private land from willing sellers in natural areas to expand regional parks, or create new open space areas for outdoor recreation while preserving nature. 2. Multi -Use Parks Designed for All Age Groups in New or Existing Parks a. Construct recreation features designed to bring families together by supporting art and music, sports, and multi -generational activities. b. Construct recreation features for all age groups to support different active and passive recreation interests of all ages. c. Incorporate project design ideas from all age groups. 3. Health Design Goals for New or Existing Parks a. Include recreation features resulting from asking community members for their park design ideas for public health. 4. Safety and Beautification for New or Existing Parks a. Construct lighting for night-time use, or restrooms, landscaping, signs, or other enhancements to make the park appear welcoming and support longer hours of use. 5. Preservation a. Through the LWCF, place outdoor open space land under new LWCF protection for public recreation. Page 13 City of Santa Ana Washington Square Park Feasibility Study July 2025 6. Recommended Options There are three options as part of this study. Visuals for three potential layouts are included in this report (Appendix E). These concepts consider a number of scenarios where existing properties, individually or as a whole, could be acquired, sold, and done in partnership with a private developer to bring a vision to fruition. Option 1 reflects purchase of three of four (vacant, undeveloped) Dantes parcels (Assessor Parcel Numbers 405-321-08, 09, 13), developing them into park/open space. This option doesn't include the purchase of the existing single-family home, maintaining the use for that purpose. o This option would allow for a 1-acre neighborhood park that could include a children's playground, neighborhood event gathering areas, passive areas and a dog run. These elements resulted from input collected through community outreach. o The west end of the site would remain passive open space (undeveloped) to allow for a future offset cul-de-sac, should the adjacent property owner wish to sell and develop the parcel into housing. The offset cul-de-sac would allow for needed access. o The cost estimate for this Option 1 is $5.9m ($2.72m acquisition [Feb. 2024 appraised value of Dantes vacant, undeveloped land] + $847,000 [increased value of Dantes vacant, undeveloped land based on recent land sales] + $2.3m development). Option 2 reflects purchase of the four available parcels, including the single-family home, all Dantes parcels (Assessor Parcel Numbers 405-321-08, 09, 12 and 13, and converting all to park/open space. o This layout builds upon Option 1, expanding park acreage to 1.32-acre, with children's playground, neighborhood event gathering area, and passive seating areas, with room to expand west should that owner (Jessup Ann Hayden Trust, the "Hayden Trust," Assessor Parcel Number 405-321-14) become a willing seller. o This option includes demolition of the single-family home. o The west end of the site would remain passive open space (undeveloped) to allow for a future offset cul-de-sac, should the adjacent property owner (Hayden Trust) wish to sell and develop the parcel into housing. The offset cul-de-sac would allow for needed access. o The cost estimate for this Option 1 is $7.9m ($3.7m acquisition [Feb. 2024 appraised value] + $338,400 [increased value of recent comparable single-family home sales] + $847,000 [increased value based on recent, vacant, undeveloped residential land sales] + $3m demolition and development). Option 3 is a long-term plan, which would include purchase of a fifth parcel owned by the Hayden Trust, should the owner be willing to sell, and developing Option 2 as well as the vacant site owned by Hayden Trust into parkland. o This option would continue to building upon Options 1 and 2, adding an additional .42-acre for a total park area of 1.74-acres. It would enable additional neighborhood gathering area, a fitness area, a more welcoming park entry and/or other elements as recommended through collecting additional community input. o The option would negate the need for a cul-de-sac on Lowell St. o An updated appraisal has not yet been initiated. As stated above, the current property owner is not a willing seller. The city's position is NOT to exercise eminent domain to acquire this land. o The cost estimate for this option would be $10.4m ($7,895,000 the cost of acquisition and development for Option 2 + $1,476,177 [estimated value to acquire the Hayden Trust vacant site, based on recent, undeveloped residential land sales + the additional development cost of approximately $1m). With regards to long term maintenance and security, because of the strong interest and commitment displayed by the neighborhood, it would be worth discussions with the community to form a neighborhood "adoption" and/or watch to help care for and monitor the site. Page 14 City of Santa Ana Washington Square Park Feasibility Study July 2025 Although another park project is in the works nearby for an adjacent neighborhood, this park fills Gap Area 15 identified in the PMP, and would bring an opportunity for a neighborhood park within a 5-10 walk from the far outreaches of the neighborhood boundaries. In addition, this potential park would add acreage to the city's park system, add new recreation opportunities for the community, would be a very competitive grant application for acquisition and/or development funding and as such, is a great opportunity to leverage local city funds along with advancing the PMP. Page 15 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix A Location Map Aerial Page 16 0 M4 UgFB- M 1,M —. Page 17 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix B Potential Park Properties Page 18 Washington Park— Potential Park Properties N: 405-321-14, Lot Area 0.42 acres N: 405-321-13, Lot Area 0.41 acres N: 405-321-12, Lot Area 0.31 acres N: 405-321-08, Lot Area 0.38 acres N: 405-321-09, Lot Area 0.22 acres it A: 0.42 acres, Vacant Lot nmer—Jessup Ann Hayden Trust, e Dennis D and Lois A Hayden 2019 m i ly Trust its B-E: 1.32 acres (3 vacant lots A 1 single family residential house) nmer—Alexander Dantes, LLC its A-E: 1.74 acres Aw q Page 19 15th Street Washington Park— Potential Park Properties West I Sth Street f , 6J Q R APN: 405-321-14, Lot Area 0.42 acres APN: 405-321-13, Lot Area 0.41 acres OAPN: 405-321-12, Lot Area 0.31 acres APN: 405-321-08, Lot Area 0.38 acres © APN: 405-321-09, Lot Area 0.22 acres Q Lot A: 0.42 acres, Vacant Lot Owner —Jessup Ann Hayden Trust, the Dennis D and Lois A Hayden 2019 Family Trust Q. Lots B-E: 1.32 acres (3 vacant lots and 1 single family residential house) Owner —Alexander Dantes, LLC Q Lots A-E: 1.74 acres ` NORTH IL A Page 20 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix C Access Analysis Page 21 F 7 WESTMINSTER� Mile 5q are Regional ga FOUNTAIN VALLEY h SS OPAN E L 12a C Ion I , P"k Wllpam%. ' aa,a Eldridge Park L___ r >'� Morri on 20 y� 11 a, j�ty e Par SaPalr�cgo ne a ` Jack 21 1 Fisn r J; Par�C dna Portola Park 13 14 Li e' Rivervie I� Park 18 �. , I 10 0 a� Ji — — 3 -- �� 17 19 ! �el�ege �j I � � r'Q El SPer�Cdor 1 " �� rChe MPar�Cry J Rosita Park Wnow; a 'J . P ® �oxeo e it _ +` Cabi l Ilo • Mariposa 23 Park 1 Park, S ddleba k II \ Camp s no2 An els y O Co ar • • e 24 w Par 1 Parrl w 5r 16 ar `.Bird 2� Par HWitage I k Santa 8 0 c •J` / 4 Anrta Park 29 27 r- �J cr 2628 vVIVIcadde 5 pp 3eifie Ele/ kdr c Jerome Park Par 25 L — — _Windsor Park 34 35 Centennial Park _i, I TUSTIN �33 U N I NC-J 2 Miles Memorial Park 0 W W.—Ave Adams Park 39 43 � dangle Park Carl Thornton Madi$on 36 �O Park O Delhi Park BAN Park 11 Lillie King Park / Q 38/' Sand pVnte /• ems.— Park s (� I Buniv ral ParkN l Park COSTA MESA V" J ulll�i Access Analysis (Service Areas and Gaps) Legend ry Parks and Facilities Other City Parks and Facilities Citywide Park Pocket Park Community Park Urban Plaza Neighborhood Park Special Use Facility —Trail Corridor Other Giy Pork Resources • Major Recreation Park Resource Facility Undeveloped Park joint -Use School Site Loral and Regional Resources Parks and Facilities Provided by Others Major Roads + Freeways _i=-r Rail Line/Metro Rail r-, City of Santa Ana Surrouding Cities and Unincorporated Areas School Waterbodies Residential Areas Park Service Areas 10-minute walk to a City or Community Park 5-minute walk to a Neighborhood Park 5-minute walk to a Pocket Park or Urban Plaza ® 5-minute walk to a Special Use Facility 5-minute walk to a Undeveloped Park 5-minute walk to a joint Use School Site Pork Gaps = Unserved Areas •> joint -Use School Sites Pocket Parks Urban Plazas 0 Willard Intermediate School 0 Sarah May Downie Herb Garden 0 Plaza Calle Cuatro e� Garfield Elementary School 0 French Park 0 Sasscer Park ss ©Roosevelt -Walker Elementary School © 17th StreetTriangle Park ©Civic Center J F Op Monte Vista Elementary School QE Madison Elementary School Q Fairview Triangle Habitat Restoration © McFadden Try ngle Park Special Use Facilities Q Godinez High School 0 Maple and Occidental Exercise Park 0 Santa Ana Zooat Prentice Park 0SantaAnaStadium Monroe Elementary School 0 Friendship Park © Cabrillo Tennis Center 0 Garfield Fitness Park 10 Neal Machander Tennis Center Sources: City of Santa Ana, Esrt, OC Open Data, SCAG Open Data, 2022. March 2022 Page 22 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix D Parks Master Plan Scorecard Page 23 PROJECT EVALUATION AND PRIORITIZATION TABLE8-3:TWO-STEP PROJECT EVALUATION AND PRIORITIZATION SCORECARD(CON'T) These capital costs -and associated operations cost -exceed what the City will be likely to implement ®� in the next ten years. To assist the City in focusing on priority projects, the PMP introduces a two-step STEP 2: ALIGNMENT WITH PARK SYSTEM REALITIES Check if 2 points evaluation process for evaluating and prioritizing recommended capital projects. Since this Master Park How well does the proposed project address the following criteria? Yes each cannot anticipate all project needs as circumstances change over the next ten years, this evaluation Safety and Use: Does the project improve park safety or restore use? 2 framework will help vet new projects as they arise. Projects that are consistent with PMP initiatives may advance to Step 2. Feasibility: Does the project use or leverage available resources, such as ❑ existing staffing or volunteers, equipment, sites, and facilities? Projects aligned with multiple PMP initiatives are important. However, projects that meet multiple criteria 00 in Step 2 are most likely to be implemented quickly. For this reason, Step 2 is weighted more heavily. Final Existing Opportunity: Can the City implement the project using existing park scores should be used to sequence capital projects in annual capital improvement planning and budgeting. space or available public space (e.g., property already acquired, vacant lands, 2existing rights of way)? TABLE 8-3: TWO-STEP PROJECT EVALUATION AND PRIORITIZATION SCORECARD Funding Availability: Does the project leverage existing funding for ❑ implementation, such as City capital and operations funding, grants, mew partnerships, and donations? MAJ STEP 1: ALIGNMENT WITH PMP INITIATIVES Check if 1 point Cost Savings: Does the project reduce costs, increase revenues, increase ❑ Does the proposed project address one or more of the following Parks Master Yes each sustainability, or increase maintenance and operational efficiencies? `� 2 Plan Initiatives? Parkland: Acquire and develop parks to create an integrated park and Ease of Implementation: Can the project be done quickly and easily (i.e., are recreation system. ❑`� 1 advanced planning, feasibility studies, and permitting already completed)? ❑✓ 2 3 Equity, Access, and Environmental Justice: Ensurethat all residents in Santa Acquisition Urgency: Does the project acquire parkland while the opportunity ❑-3 Ana have equitable access to inclusive parks and healthy recreation opportunities ❑ 1 exists to do so? (or before the opportunity is lost?) that serve all ages, abilities, and unserved or underserved areas in the city. ElTrail Connectivity: Create a walkable, bikeable, and interconnected city by Value: Does the project deliver high value for the cost or resources needed, El relative to other projects? � creating a network of off-street bike and pedestrian trails. Recreation Diversity: Create unique and vibrant parks and recreation facilities City Priority: Does the project coincide with or support another City project or El reflect the character, identity, and needs of Santa Ana's diverse community. ❑✓ City Council initiative? Activity: Facilitate events, programs, sports, and indoor and outdoor recreation Community Priority: Does the project provide or renovate a high -use, popular activities to support community health, fitness, empowerment, development, ❑✓ 1 park or facility to address top community needs (e.g., sports fields, event space, ❑ 2 and lifelong learning. play areas, trails, dog parks)? Stewardship: Manage and maintain Santa Ana's parks and recreation assets Multiple Benefits: Does the project benefit a large number of people and/or through good stewardship, proactive asset management, and the wise use of ❑ support multiple or flexible uses? ❑ resources to support a sustainable, resilient, safe, and comfortable park system. Collaboration: Engage residents, partners, stakeholders, volunteers, and local Underserved or Underrepresented Groups: Does the project serve businesses in enhancing parks and recreation opportunities. ❑ t underrepresented groups or unserved geographic areas to balance park access ❑ 2 and provide equitable opportunities for all? Investment: Diversify funding, generate revenues, and support the capital and -® operational investment needed to enhance the park and recreation system. El TOTAL Page 24 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix E Concept Designs Page 25 -NF.r ` S � -� / .. • OPEN TNRF GOMMNNIFI'� - � I It - '. � GATHERING AREA f//r/ YI _N— r w w LU ;J L1J t J WEST 15TH STREET WASHINGTON SQUARE PARK SCHEMATIC DESIGN - OPTION 1 oPTyyI ^}f - 6JL�'icii aD eo mo Iael DAVID EVANG cuo p550GIAT ES iuc. — O A treat, sidle l5o Tustin Sheet 1 of August 4,zozs Page 26 w w J J w O J WEST 15TH STREET WASHINGTON SQUARE PARK SCHEMATIC DESIGN - OPTION 2 pAVID EEs cuo nnOstrV ties iuc. — DVA T t Sheet 2 of 3 August 4, 2025 Page 27 I— �a V0 OF \� I ; wnr f, PPRK PU' JIGNI .NIT, TH IN \ ' r W W �-, W W a,caouNo S' ; J p J W I � WEST 15TH STREET WASHINGTON SQUARE PARK SCHEMATIC DESIGN - OPTION 3 m" C ' ' aVrl t YNOW 0 20 40 w 1001ee1 i =zo DAVID EVANS cuo O ASS nOGIATnnE�S iuc. Tusti�e �14EG5 Sheet 3 of 3 August 4, 2025 Page 28 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix F Restricted Appraisal Report Page 29 D Alexander Dantes LLC Ownership APNs 405-321-08, -09, -12, and -13 Washington Square Property Santa Ana, California Effective Date of Appraisal: February 8, 2024 Hennessey & Hennessey LLC 17602 1711 Street, Suite 102-246 Tustin, CA 92780-7915 (714) 730-0744 appraisals@h-hllc.com Page 30 HENNESSEY & HENNESSEY LLC A California Limited Liability Company Real Estate Appraisers 17602 17' Street, Suite 102-246 • Tustin, California 92780-7915 (714) 730-0744 • e-mail: appraisals@h-hllc@.com Joseph A. Hennessey, SR/WA (1928-2016) Senior Member, International Right of Way Association February 15, 2024 Ms. Hayley Gilbert, Projects Manager City of Santa Ana - Public Works Agency 20 Civic Center Plaza • P.O. Box 1988 Santa Ana, CA 92702 RE: Restricted Appraisal Report covering Alexander Dantes LLC Ownership APNs 405-321-08, -09, -12, and -13 Washington Square Property Santa Ana, California Sharon A. Hennessey, MAI, SR/WA, AI-GRS Certified General Real Estate Appraiser MAI Designated Member of the Appraisal Institute AI-GRS Designated Member of the Appraisal Institute Senior Member, International Right of Way Association At your request and authorization, herewith is submitted a Restricted Appraisal Report, as defined by the Uniform Standards of Professional Appraisal Practice, covering the above -referenced subject property. A Restricted Appraisal Report is appropriate in this instance because this report is for the client's use only. The subject property is a ±1.32-acre site consisting of APNs 405-321-08, -09, -12, and -13. The purpose of this appraisal is to estimate the market value of the subject property as of the effective date of the appraisal. This appraisal report is intended to provide our client, the City of Santa Ana, with an estimate of the market value for the subject property to be used for internal decision -making purposes, including possible acquisition. The intended users of this report are the employees and duly authorized representatives of the City of Santa Ana. The effective date of the appraisal is February 8, 2024. The date of the report is February 15, 2024. Opinion of Value It is the appraiser's opinion that the market value of the subject property as of the date of value, February 8, 2024, subject to the assumptions and limited conditions state herein, is: Three Million, Seven Hundred Ten Thousand Dollars $3,710,000 Page 31 The following analysis, opinions, and conclusion were developed in conformance with the Uniform Standards of Professional Appraisal Practice (USPAP) and the "Code of Professional Ethics" and the "Standards of Valuation Practice" of the Appraisal Institute. Any data, reasoning, and analysis not discussed in this Restricted Appraisal Report have been retained in the appraiser's work file. HENNESSEY & HENNESSEY LLC by WM G - 6W �tWQ Sharon A. Hennessey, MA�Mw A, I-GRS State of California AGO03 Washington Square (Dantes) 2-15.wpd Page 32 Requirements for Restricted Appraisal Reports USPAP Standards Rule 2-2(b) The following items are required to be included in a Restricted Appraisal Report: i. State the identity of the client, or if the client requested anonymity, state that the identity is withheld at the client's request but is retained in the appraiser's workfile; ii. State the identity of any other intended user(s) by name; iii. Clearly and conspicuously state a restriction that limits use of the report to the client and the named intended user(s); iv. Clearly and conspicuously warn that the report may not contain supporting rationale for all of the opinions and conclusions set forth in the report; V. State the intended use of the appraisal; vi. State information sufficient to identify the real estate involved in the appraisal; vii. State the real property interest appraised; viii. State the type of value and cite the source of its definition; ix. State the effective date of the appraisal and the date of the report; X. State the scope of work used to develop the appraisal; xi. State the extent of any significant real property appraisal assistance; xii. Provide sufficient information to indicate that the appraiser complied with the requirements of Standard 1 by: 1) stating the appraisal methods and techniques employed; 2) stating the reasons for excluding the sales comparison, cost, or income appraoch(es) if any have not been developed; 3) summarizing the results of analyzing the subject sales and other transfers, agreements of sale, options, and listings in accordance with Standards Rule 1-5; and 4) stating value opinion(s) and conclusion(s); xiii. State the use of the real estate existing as of the effective date and the use of the real estate reflected in the appraisal; xiv. When an opinion of the highest and best use was developed by the appraiser, state that opinion; xv. Clearly and conspicuously: • State all extraordinary assumptions and hypothetical conditions; and • State that their use might have affected the assigned results; and xvi. Include a signed certification in accordance with Standards Rule 2-3. City of Santa Ana Date of Value: February 8, 2024 Washington Square Property, Santa Ana 1 Page 33 Preface This is a Restricted Appraisal Report as defined in the Uniform Standards of Professional Appraisal Practice (USPAP). By prior agreement, the client has determined that a Restricted Appraisal Report is appropriate in this instance. This report is intended to comply with the reporting requirements set forth under Standards Rule 2-2(b) of USPAP for a Restricted Appraisal Report. As such, it does not present discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. Rather, only brief statements are presented. The supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser's file. The depth of discussion contained in this report is specific to the needs of the client and for the intended use of this report. The subject property consists of a ±1.01-acre (±43,891 square feet) site consisting of APNs 405-321-08, -09, and -13, and a single-family residence on APN 405-321-12. Only the Sales Comparison Approach was used to value the subject property. This approach was considered to be the most likely approach a potential purchaser of the subject properties would use. The Income Approach and the Cost Approach were not used, because these approaches are not what market participants use to value these property types. These approaches are not pertinent in this instance. Standards Rule 2-20 of USPAP specifies that a Restricted Appraisal Report address 16 specific issues. The following sections of this report are presented in a manner so as to comply with the 16 requirements that are specified on the previous page. i. State the identity of the client, or if the client requested anonymity, state that the identity is withheld at the client's request but is retained in the appraiser's workfile; City of Santa Ana ii. State the identity of any other intended user(s) by name; None iii. Clearly and conspicuously state a restriction that limits use of the report to the client and the named intended user(s); The use of this report is limited to the client and intended user, City of Santa Ana. There is no other intended user. iv. Clearly and conspicuously warn that the report may not contain supporting rationale for all of the opinions and conclusions set forth in the report; This report is restricted in that it does not present discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. This report cannot be thoroughly understood without this information. This information has been retained in the appraiser's file. V. State the intended use of the appraisal; The intended use of this report is to establish the market value for the subject property as of the effective date of the appraisal. This report is to be used by the City of Santa Ana for internal decision -making purposes, including the possible acquisition of the subject City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 2 Page 34 property. The intended users of this report are the employees and duly authorized representatives of the City of Santa Ana. vi. State information sufficient to identify the real estate involved in the appraisal; Only one of the subject lots has a street address. The address for APN 405-321-12 is 1501 N. Lowell Street, Santa Ana. The balance of the property, APNs 405-321-08, -09, and -13, is vacant and does not have a street address. The subject property is shown on the exhibit in the Appendix of this report. vii. State the real property interest appraised; The property rights being appraised are fee simple interest. The Dictionary of Real Estate Appraisal, 7" Edition, published in 2022 by the Appraisal Institute defines "fee simple estate" on page 73 as follows: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat. The fee simple estate valued in this report is appraised as though free and clear of existing leases and all other encumbrances except those noted in the valuation section of this report. viii. State the type of value and cite the source of its definition; Definition of Market Value The Dictionary of Real Estate Appraisal, 7" Edition, published in 2022 by the Appraisal Institute defines "market value" on page 118 as follows: The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress. ix. State the effective date of the appraisal and the date of the report; The effective date of the appraisal is February 8, 2024. The date of the report is February 15, 2024. X. State the scope of work used to develop the appraisal; The scope of the appraisal is the extent of the process of collecting, confirming, analyzing, and reporting data. The following were completed for this assignment: Accepted the assignment to make an objective appraisal of the subject property and to report the estimated market value. 2. Toured the general area by automobile to get acquainted with the extent, condition, and quality of nearby developments, sales and offerings, density and type of development, topographical features, economic conditions, and trends toward change. City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 3 Page 35 3. Viewed the subject property to get acquainted with the current particular attributes or shortcomings of the subject property. 4. Made a visual observation concerning public streets, access, drainage, and topography of the subject property. 5. Photographed the subject property and the immediate environs. 6. Obtained from qualified sources calculations of the area of land contained within the subject property. Reviewed current maps, zoning ordinances, and other material for additional background information pertaining to the subject property and the sale property. 8. Formed an opinion of the highest and best use applicable to the subject property appraised herein. 9. Searched public records for factual information regarding recent sales of the subject property, and for recent sales of comparable property. 10. Viewed and confirmed, when possible, the sales price and other particulars pertaining to each comparable sale contained in this report. 11. Analyzed the data to arrive at a conclusion via the Sales Comparison Approach. This was the only applicable approach. The Cost Approach and the Income Capitalization Approach were not applicable, because these approaches are not used by market participants for single-family residences and land. 12. Reconciled the results of the analysis into an estimate of value. 13. Prepared and delivered this Restricted Appraisal Report. xi. State the extent of any significant real property appraisal assistance; No one provided significant appraisal assistance. Joseph Montano provided assistance in the collection of comparable sales data. xii. Provide sufficient information to indicate that the appraiser complied with the requirements of Standard 1 by: 1) stating the appraisal methods and techniques employed; 2) stating the reasons for excluding the sales comparison, cost, or income approach(es) if any have not been developed; 3) summarizing the results of analyzing the subject sales and other transfers, agreements of sale, options, and listings in accordance with Standards Rule 1-5; and 4) stating value opinion(s) and conclusion(s); Appraisal Procedures The Sales Comparison Approach was used to value the subject property. The Cost Approach and the Income Capitalization Approach were not used in this analysis, because these approaches are not relevant in this instance. City of Santa Ana Date of Value: February 8, 2024 Washington Square Property, Santa Ana 4 Page 36 General - Subject Property The subject property is a ±1.32-acre (±57,499 square feet) irregular -shaped site. It is zoned R1, Single Family Residential, which is consistent with the General Plan land use designation of LR-7, Low Density Residential. The larger parcel comprises four Assessor Parcels. Three of the Assessor Parcels — APNs 405-321-08, -09 and -13 — were acquired by the current owner on December 23, 2015 (Document No. 15-645459. The purchase price was not disclosed in public records. These three parcels are vacant land. The current owner acquired APN 405-321-12 on December 17, 2015 (Document No. 15-638809). This parcel was improved at the time of sale with a ±2,304-square-foot single- family residence. The Assessor indicates the date of construction as 2014. This appears to be incorrect due to the style of the home. Most likely, this home was built in 1949 to 1950, which are the dates of construction of similar homes in the neighborhood. There was an addition to the house in 2014. The buyer purchased these properties with the intention to assemble them to construct a residential development. These transactions are not considered to be current indicators of value, because they took place over 9 years ago under different market conditions. There are no more recent transactions or listings for sale known. Valuation - Subject Property The subject was analyzed to see if the single-family residence should be valued as improved or as if vacant. Through the analysis it was found that the highest and best use of this APN was as improved. Therefore, the three vacant APNs are appraised as one site, and the single-family residence was appraised separately. A search for comparable sales was conducted within the City of Santa Ana. Due to the limited number of vacant land sales, the search was expanded to include central and north Orange County. The most relevant sales were used to arrive at the value conclusion. Price per square foot was used as the unit of comparison. The single-family residence was valued using comparable sales in the City of Santa Ana. The indicated value of the subject property is shown below. APNs 405-321-08, -09, -13 $ 2,721,242 APN 405-321-12 990,000 Total indicated value $ 3,711,242 Rounded to $ 3,710,000 Opinion of Value It is the appraiser's opinion that the market value of the subject property as of the date of value, February 8, 2024, subject to the assumptions and limited conditions stated herein, is: Three Million, Seven Hundred Ten Thousand Dollars $3,710,000 City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 5 Page 37 Exposure Time Exposure time is the amount of time necessary to expose a property in the open market to achieve a sale at the "as is" value conclusion, as of the date of the "as is" value. A reasonable exposure time for the entire subject property is estimated to be between 6 and 12 months. File Information As previously stated, this is a Restricted Appraisal Report; therefore, details of the comparable sales and the valuation analyses that have not been included in this report have been retained in the appraiser's work files. xiii. State the use of the real estate existing as of the effective date and the use of the real estate reflected in the appraisal; The subject property is a generally level vacant site with perimeter fencing around APNs 405-321-08, -09, and -13. APN 405-321-12 is improved with a single-family residence with a detached garage. xiv. When an opinion of the highest and best use was developed by the appraiser, state that opinion; The conclusion of the highest and best use is based on consideration of those uses that are physically possible, legally permitted, and financially feasible. It is further limited by the use or uses that are maximally productive. After considering these factors, the highest and best use of the vacant portion of the subject property (APNs 405-321-08, -09 and -13) is to be developed with a single-family residential subdivision. The highest and best use of APN 405-321-12 is as improved. xv. Clearly and conspicuously: State all extraordinary assumptions and hypothetical conditions; and State that their use might have affected the assigned results; and The value conclusion is subject to the following hypothetical condition that may affect assignment results: None Hypothetical conditions are contrary to known facts about the physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis. The value conclusion is subject to the following extraordinary assumption that may affect assignment results: None. An extraordinary assumption is uncertain information accepted as fact. If an extraordinary assumption is found to be false as of the effective date of the appraisal, I reserve the right to modify my value conclusions. City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 6 Page 38 xvi. Include a signed certification in accordance with Standards Rule 2-3. Please see the following page for the signed certification. City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 7 Page 39 Certification I certify that, to the best of my knowledge and belief: • the statements of fact contained in this report are true and correct. • the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. • 1 have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. • 1 have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding the agreement to perform this assignment. • 1 have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. • my engagement in this assignment was not contingent upon developing or reporting predetermined results. • my compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. • my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. • 1 have made a personal inspection of the property that is the subject of this report. • no one provided significant real property appraisal assistance to the person signing this certification. • the reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Valuation Practice of the Appraisal Institute. • the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • as of the date of this report, I have completed the continuing education program for Designated Members of the Appraisal Institute. HENNESSEY & HENNESSEY LLC by Ca WM 6�6 Dated: February 15, 2024 Sharon A. Hennessey, MAI, S (, AI- S State of California AGO03323 City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 8 Page 40 City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 Page 41 Aerial Photograph of Subject Property AP Map of Subject Property POR. N.E. 114, N.E. 1/4, N.W. V4, SEC. 12, T5S.,R.10W. 399 - 06 399 - 05 7 �a 4 F SEVENTEENTH STREET - 101 x F6TE£NTH 1992 PARCEL MAP PM 148-1 City of Santa Ana Washington Square Property, Santa Ana PARCEL MAP• N w O ,� x „ ,c n N I 14. 321 x o 0 c .O .. STREET: 30--11 - ASSESSORS BLO FSSEBS0/15 Maw —CE! —BERS Bo: 405 PO 4 32 srlowN xu emnes 'Oc Y OF o-e- 405 - 32 Date of Value: February 8, 2024 10 Page 42 Washington/Lowell Subject Exhibit Washington/Lowell parcels (W5NA) City of Santa Ana Washington Square Property, Santa Ana ■+�■ APN: 405-321-08 *� Lot Area -.38 ACRES .=i APN: 405-321-13 L� Lot Area -.41 ACRES APN: 405-321-04 Lot Area �1 - 22 ACRES .■, APN: 405-321-12 i% Lot Area - .31 ACRES Total: 132 Acres [Lot areas A-D] Cost: Brokers' opinion being calculated • Developer owned, contacted city. $6.8m • Lots currentlyvacant Date of Value: February 8, 2024 11 Page 43 Assumptions and Limiting Conditions Standards Rule (S.R.) 2-1 of the Standards of Professional Appraisal Practice of the Appraisal Institute requires the appraiser to "clearly and accurately disclose any assumptions, extraordinary assumptions, hypothetical conditions, and limiting conditions used in the assignment. In compliance with S.R. 2-1, and to assist the reader in interpreting this report, such Assumptions and Limiting Conditions are set forth as follows: 1. This report is restricted in that it does not present discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. This report cannot be thoroughly understood without this information. This information has been retained in the appraiser's file. 2. The appraiser assumes no responsibility for hidden or unapparent conditions of the property, subsoil, groundwater, or structures that render the subject property more or less valuable. No responsibility is assumed for arranging for engineering, geologic, or environmental studies that may be required to discover such hidden or unapparent conditions. 3. Hennessey & Hennessey LLC's liability is limited to the amount of the fee. The firm and the appraiser preparing the report are not responsible for erroneous information provided by others. There is no accountability or liability to a third party. 4. The contract for appraisal, consultation, or analytical services is fulfilled and the total fee is due upon completion of the report. The appraiser or those assisting in the preparation of the report will not be asked or required to give testimony in court or hearing because of having made the appraisal in full or in part, nor will they be asked or required to engage in post -appraisal consultation with client or third parties except under separate and special arrangements made a reasonable time in advance and at an additional fee for time and expenses. 5. The client shall notify the appraiser of any error, omission, or invalid data herein within 10 days of receipt and return the report, along with all copies, to the appraiser for corrections prior to any use whatsoever. 6. Neither the appraiser's name nor this report may be used in connection with any financing plans that would be classified as a public offering under state or federal security laws. 7. Unless otherwise stated, the subject property is appraised assuming it to be in full compliance with all applicable zoning and land use regulations and restrictions. The property is appraised assuming that all required licenses, permits, certificates, consents, or other legislative and/or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based. 8. No engineering survey has been made by the appraiser. Except as specifically stated, data relative to the size and area of the subject property was taken from information provided by the City of Santa Ana, and no encroachment of the subject property is considered to exist. 9. In preparing this report, the appraiser was required to rely on information furnished by other individuals or found in existing records and/or documents. Unless otherwise indicated, such informa- tion is presumed to be reliable. However, no warranty, either expressed or implied, is given by the appraiser for the accuracy of such information, and the appraiser assumes no responsibility for information relied upon later found to have been inaccurate. The appraiser reserves the right to make such adjustments to the analyses, opinions, and conclusions set forth in this report as may be required by consideration of additional data or more reliable data that may become available. 10. Maps, plats, and exhibits included in this report are for illustration only to serve as an aid in visualizing matters discussed within the report. They should not be considered as surveys or relied upon for any other purpose, nor should they be removed from, reproduced, or used apart from the report. City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 12 Page 44 11. The appraiser has not been provided any information regarding the presence of any material or substance on or in any portion of the subject property or improvements thereon, which material or substance possesses or may possess toxic, hazardous, and/or other harmful and/or dangerous characteristics. Unless otherwise stated in the report, the appraiser did not become aware of the presence of any such material or substance during the inspection of the subject property. However, the appraiser is not qualified to investigate or test for the presence of such materials or substances. The presence of such materials or substances may adversely affect the value of the subject property. The value estimated in this report is predicated on the assumption that no such material or substance is present on or in the subject property or in such proximity thereto that it would cause a loss in value. The appraiser assumes no responsibility for the presence of any such substance or material on or in the subject property, nor for any expertise or engineering knowledge required to discover the presence of such substance or material. Unless otherwise stated, this report assumes the subject property is in compliance with all federal, state, and local environmental laws, regulations, and rules. 12. No opinion as to the title of the subject property is rendered. Data related to ownership and legal description was obtained from the County of Orange and is considered reliable. Title is assumed to be marketable and free and clear from any encumbrances, easements, and restrictions except those specifically discussed in the report. The property is appraised assuming it to be under responsible ownership and competent management, and available for its highest and best use. 13. Possession of this report, or a copy of it, does not carry with it the right of publication. This report may not be used for any purposes by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event only with properly written qualification and only in its entirety. In particular, it may not be referred to in any report or financial statement or in any documents filed with a governmental agency without prior written consent of the appraiser. 14. The Regulations and Bylaws of the Appraisal Institute require each member and/or candidate to control the use and distribution of each appraisal by such member or candidate. Therefore, except as may hereinafter be provided, the party for whom this appraisal was prepared may distribute copies of this appraisal, in its entirety, to such third parties as may be selected by the party for whom this appraisal was prepared; however, selected portions of this appraisal shall not be given to third parties without the prior written consent of the signatory of this appraisal. 15. Further, neither all nor any part of this appraisal shall be disseminated to the general public by the use of advertising media, public relations media, news media, sales media, or other media for public communication without the prior written consent of the signatory of this appraisal. 16. The appraiser assumes no responsibility for hidden defects or non -conformity with specific governmental requirements, such as fire, building and safety, earthquake, or occupancy codes, unless inspections by qualified independent professionals or governmental agencies were provided to the appraiser. Further, the appraiser is not a licensed engineer or architect and assumes no responsibility for structural deficiencies not apparent to the appraiser at the time of inspection. City of Santa Ana Washington Square Property, Santa Ana Date of Value: February 8, 2024 13 Page 45 HENNESSEY & HENNESSEY LLC A California Limited Liability Company Real Estate Appraisers 17602 17"' Street, Suite 102-246 • Tustin, California 92780-7915 (714) 730-0744 • e-mail: appraisals@h-hllc.com Sharon A. Hennessey, MAI, SR/WA, AI-GRS Certified General Real Estate Appraiser MAI Designated Member of the Appraisal Institute Joseph A. Hennessey, SR/WA (1928-2016) AI-GRS Designated Member of the Appraisal Institute Senior Member, International Right of Way Association Senior Member, International Right of Way Association Qualifications of Sharon A. Hennessey, MAI, SR/WA, AI-GRS Experience 1984 to Hennessey & Hennessey LLC, Independent Fee Appraiser - Appraise vacant land, present commercial, industrial, residential, rights of way, and special purpose properties for governmental agencies, corporations, law firms, and private parties. License Certified General Real Estate Appraiser, State of California License No. AG 003323 Expert Witness Qualified as an expert witness in the Orange County Superior Court Professional MAI Designated Member of the Appraisal Institute, Certificate No. 11108 Affiliations AI-GRS Designated Member of the Appraisal Institute Senior Member of the International Right of Way Association, Registration Number 3975 President of Chapter 67 International Right of Way Association, 1990 International Director of Chapter 67, International Right of Way Association, 1991 Membership Chairman, International Right of Way Association, 1992 and 1993 Hospitality Chairman, Southern California Chapter Appraisal Institute, 1993 and 1994, 1995, 1996, and 1997 Co -Education Chairman, Southern California Chapter Appraisal Institute, 1998, 1999, 2000, 2001 Education Bachelor of Arts - University of California, Berkeley Currently meets the education requirements of the Bureau of Real Estate Appraisers, the Appraisal Institute, and the International Right of Way Association Partial List of Continuing Education: Appraisal Institute USPAP - 1986, 1993, 2000, 2004, 2006, 2008, Highest & Best Use and Market Analysis - 2012, 2010, 2014, 2016, 2018, 2020 1996 Business Practice and Ethics - 2011, 2015 Advanced Applications - 1996 Federal and California Statutory and Regulatory The Appraisers Complete Review - 1996 Law - 2015, 2017 Advanced Income Capitalization - 1993 Review Theory - General - 2014 Report Writing and Valuation Analysis - Complex Litigation Case Studies - 2013 1989 Litigation Appraising: Specialized Topics and Case Studies in Real Estate Valuation - Applications - 2013 1988 The Appraiser as an Expert Witness - 2000, 2013 Capitalization Theory & Techniques, Valuation of Detrimental Conditions - 2011 Parts A and B - 1987 Appraisal Curriculum Overview - 2010 Real Estate Appraisal Principles - 1985 Hotel/Motel Valuation - 1997 Basic Valuation Procedures - 1985 International Right of Way Association 403 Easement Valuation - 1990, 2013 101 Principles of Real Estate Acquisition - 104 Standards of Practice for the Right of Way 1989 Professional - 2012 401 Appraisal of Partial Acquisitions - 103 Ethics and the Right of Way Profession - 1992, 1988 2004, 2008 901 Interpreting Engineering Drawings - 206 Presentation Skills - 1992 1986 203 Communications in Real Estate Acquisition - 902 Property Descriptions - 1986 1991 801 Land Titles - 1986 214 Skills of Expert Testimony - 1990 Page 46 Representative Clients - Partial Listing Attorneys and Law Firms Best Best & Krieger LLP Bowie, Arneson, Kadi & Dixon Dreyfuss, Ryan, Weifenbach Durst & Landeros Fullerton, Lemann, Schaefer & Dominick Jones & Mayer Kindel & Anderson Corporate Clients Associated Right of Way Services, Inc. Brother International California Property Specialists Inc. Continental Develop- ment Corp. Cutler & Associates DGA Consultants Diocese of Orange Individual Clients Leo Beus Carl Brandstetter Candace Campbell Samuel B. Corliss, Jr. Thomas W. Cosgrove Harbor Pine Creek Homeowners Assoc. John Iloulian Public Entities County of Orange City of Anaheim City of Corona City of Costa Mesa City of Fullerton City of Garden Grove City of Glendale City of Huntington Beach City of Laguna Niguel City of Lake Forest City of Mission Viejo City of Ontario City of Pasadena City of Pico Rivera City of Pomona Lillick, McHose & Charles Lozano Smith Meserve, Mumper & Hughes Marjorie Mize Le Gaye, Esq. Nichols, Stead, Boileau & Kostoff Oliver, Vose, Sandifer, Murphy & Lee Palmieri, Tyler, Wiener, Wilhelm & Waldron HDR Engineering Hoag Foundation Hughes Aircraft Company Kaiser Foundation Health Plan, Inc. Metzger & Associates, Inc. NBS/Lowry Engineers Overland, Pacific & Cutler, LLC Genji Kawamura Kawamura Family Trust William E. Kibbie Paul Kiely Sang Moon Kim James Kindel Jr. Dorothy E. Lamb Andrea Lombard City of Riverside City of Santa Ana City of Torrance City of Upland Charter Oak Unified School District Chino Unified School District Corona -Norco Unified School District Covina -Valley Unified School District Cucamonga School District Eastern Municipal Water District Fullerton Joint Union High School District Sharon A. Hennessey Qualifications page 2 Parker & Covert Redwine & Sherrill Richard L. Riemer, Law Offices of Rutan & Tucker Sheppard, Muller, Ricter & Hampton Wilson, Elser, Moskowitz, Edelman & Dicker Woodruff, Spradlin & Smart Overland Resources Pacific Bell (SBC) Pacific Relocation Consultants Paragon Partners Poseidon Resources Psomas Robert Bein, William Frost & Associates Rita M. Loosemore Kim Vu Nguyen Steven H. Price Constance C. Quarre Jean L. Roane E.O. Rodeffer Larry L. Root Dwight C. Schroeder Magnolia School District Orange Unified School District Pajaro Valley Unified School District Tustin Unified School District Walnut Valley Unified School District Mesa Consolidated Water District Murrieta County Water District Trabuco Canyon Water District California High -Speed Rail Authority Rockwell International Sisters of the Sacred Heart Southern California Edison Tetra Tech, Inc. Universal Field Services Western Industrial Properties, Inc. Willdan Associates John P. Sheffield Yoram S. Shily Carl Stevens Katherine E. Thompson Tustin Village Community Association Charles E. Wheeler Ery Yoder Caltrans Eastern Transportation Corridor Orange County Transportation Authority Riverside Transit Agency Riverside County Flood Control and Water Conservation District Riverside County Transportation Commission San Bernardino County Transportation Authority (formerly SANBAG) Page 47 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix G Entitlements Road Map Page 48 Washington Square Park — Entitlements Road Ma Pre-Submittal/Entitlement Phase I Kick -Off Meeting Community Outreach • Interdepartmental Coordination • Workshops/Charrettes • Architectural Design • PIO/NIES Coordination • Early Environmental/ CEQA • Emails/Social Media/ Discussions Com-Link Entitlement Phase PRCS Commission Public Hearing: • Concept Review • Parking Naming W PRCS Commission Public Hearing Noticing J Development Project Phase PWA develops plans and Project plans routed to submit them to the various departments and Sunshine Ordinance E> Development Review E> preliminary comments E> community meeting —1't Committee (DRC) for provided. and 2"d meeting. review/comment . SB18/NAHC Notification CEQA Phase Review and Respond to IS/MND Public Review (30- IS/MND Preparation Public Comments day review period) • AB52/NAHC Notification Entitlement Phase Notice of Preparation (NOP) Planning Commission City Council Public Hearing: Planning Commission Public Hearing: Public Hearing Noticing (20- File NOD for Planning City Council Public Hearing 1't Reading AA and GPA File NOD for City Council 11t Recommend Approval of Zone Commission E> Noticing Park Naming Reading Day Requirement) Change (AA(, General Plan Final IS/MND Adoption Amendment (GPA(, Park . Parks Master Plan Amendment Naming, and IS/MND l i Plan Check and Construction Phase Entitlement Phase Plan check takes place, Submittal of full Permits issued and Project is completed and including any construction -level plans for construction begins, with File NOD for City Council final sign -offs or certificate corrections/resubmissions, plan check, along with d required inspections taking a a 2" Reading of occupancy is issued. place during construction. leading towards permit technical documents for issuance. LLA/LM recorded. LLA/LM. City Council Consent Calendar: • 2nd Reading AA Page 49 City of Santa Ana Washington Square Park Feasibility Study July 2025 Appendix H Park Petition Page 50 Washington Square�* Post Office Box 4435 Santa Ana CA 92702 Petition for Acquisition of a Vacant Tract of Land in Washington Square for a Neighborhood Park Mayor Amezcua, City Council & Dept of Parks and Recreation, City of Santa Ana July, 2023 We, the undersigned residents of Santa Ana, respectfully request the City's immediate attention and consideration regarding the acquisition of an underdevoloped tract of land owned by Alexander Dantes, LLC, located in Washington Square above 15`h Street between Olive and Lowell Streets, with the intention of developing it into a neighborhood park. The Assessor's parcel #'s are 405-321-08, 09,12 & 13. As concerned citizens, we believe that this endeavor would greatly contribute to the overall well-being and quality of life for our community. Santa Ana currently suffers from a severe lack of accessible park space. With only 1.1 acres of park per 1000 residents, we fall significantly short of the City's 10-year goal of achieving 1.5 or more acres of park per 1000 residents. This deficit has a detrimental impact on the health, recreation, and social opportunities available to our residents, particularly children and families who require safe and welcoming spaces to play, exercise, and connect with nature. The owner has expressed a willingness to sell the property to the City, and as a result, our Neighborhood Association has been tasked with gauging community support for such a park. A neighborhood park would serve as a focal point for community gatherings, promote social interaction, and enhance the aesthetic appeal of the area. Additionally, it could offer recreational facilities, such as playgrounds, walking paths, picnic areas, and green spaces, providing residents with a safe and inviting environment to enjoy outdoor activities. We firmly believe that developing this property into a neighborhood park aligns with the City's commitment to fostering a healthy, vibrant, and inclusive community, and enhance the overall desirability of Santa Ana as a place to live, work, and raise families. We kindly request the City's prompt attention and action in pursuing the acquisition of the underdeveloped tract of land in Washington Square for the purpose of establishing a neighborhood park. We trust that you will carefully consider our petition and work towards fulfilling the aspirations of the community for a more park -rich Santa Ana. Thank you for your time, consideration, and dedication to the betterment of our beloved city. 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