August 25, 2026
City Council Meeting
PowerPoint Presentations
SULLY-MILLER
A Path to Permanent Public Open Space
Real Property Transfer Agreement + Multiparty Indemnification and Release Agreement August 25, 2026
TONIGHT’S OPPORTUNITY
• Approve the Real Property Transfer Agreement establishing a pathway for the future conveyance of approximately 67.7 acres.
• Approve the Multiparty Indemnification and Release Agreement addressing environmental responsibilities and protections.
• Allow the regulatory, grading, and site-preparation work to continue toward eventual City ownership. • Preserve future City and regulatory review while moving the open-space opportunity forward.
Establishing a responsible pathway to permanent public open space Tonight establishes the pathway.
The City does not take ownership now, and future regulatory approvals remain ahead.
DECADES OF COMMUNITY ENGAGEMENT
A long history brings us to a fundamentally different opportunity After decades of debate over development, the conversation can now shift toward restoration, preservation, and public ownership. 1919–1995
Mining &
aggregate
2003
Fieldstone
189 homes
2014
Rio Santiago
395 units
2019–2020
Trails
128 homes
2025
Negotiated
framework
2026
Open-space
pathway
THE OPEN-SPACE VISION IS TAKING SHAPE
• For decades, Orange planning has emphasized Santiago Creek, trails, natural resources, and the rural character of Orange Park Acres.
• Recent preservation efforts are turning that long-standing vision into public ownership. ≈≈ 14 acres
Chandler / Hurwitz
≈≈ 30.75 acres
Milan dedication
≈≈ 67.7 acres
Sully-Miller
≈≈ 112 acres of public open-space preservation along Santiago Creek
A CLEAR PATH FORWARD
1 Landify seeks to
acquires
the property
2 Agencies continue
regulatory review
3 Landify completes
IDEFO & grading
4 City closing
conditions satisfied
5 67.7 acres conveyed
for public open
space
The multi-year process also creates time to plan
thoughtfully for the property's future public use.
REGULATORY WORK GUIDES
THE FINAL LANDFORM
• The LEA and other regulatory agencies continue reviewing environmental testing and technical information. • The regulatory process will continue to define the work required at the site. • Those requirements will inform Landify's IDEFO, grading, and site-preparation plans. • All applicable regulatory, permitting, and environmental-review requirements remain in place.
The agreements move the opportunity forward without predetermining future approvals The regulatory process continues independently —
And tonight’s action does not approve the IDEFO, grading plan, reclamation plan, or future permits.
A TRANSACTION STRUCTURED
TO PROTECT THE CITY
Landify owns the property during the work.
City ownership occurs only after Landify performs and the contractual closing conditions are satisfied.
Environmental & geotechnical requirements
Required regulatory and plan approvals
Completion & certification of grading
Acceptable title & closing documents
Pollution legal liability insurance
100% phased reclamation security
City review through closing
Permanent open-space restriction
KEY PROTECTIONS
A complex, multi-year transaction — with safeguards built into the agreements The City does not take ownership until the required work and closing conditions are satisfied.
Required agency processes remain in place.Regulatory review City ownership occurs only after contractual closing conditions satisfied.Completion Each grading phase is backed by 100% reclamation security.Security If conveyed, the property becomes permanent public open space.Future stewardship
USING THE YEARS AHEAD TO PLAN WELL
• Engage residents and stakeholders in shaping the property's future public use. • Evaluate trails, equestrian uses, habitat restoration, environmental education, passive recreation, scenic resources, and access.
• Pursue grants, technical assistance, partnerships, and philanthropic resources before City ownership.
The goal is not simply to acquire land—
it is to prepare for responsible, long-term stewardship of a public asset.
A DIFFERENT ENDING TO
THE SULLY-MILLER STORY
Restoration • Preservation • Public Ownership
After decades of development proposals, referenda,
litigation, and uncertainty, the community now has an
opportunity to move toward a shared outcome.
An important step forward
in a vision decades in the making.
≈≈ 112 acres of public open-space preservation along Santiago Creek
Unincorporated County Island
Annexation Discussion
Strategic Planning Session
On February 5, 2026, the City Council held a Strategic Planning Session.
The Session included a dot exercise where the City Council could identify policy priorities.
The matter of annexing County Islands received 6 dots (6 out of 7 Councilmembers)
Unincorporated County Islands
Six Remain In the City of Orange
In 2002 & 2003, the City considered annexing 13 County Islands. Eleven of the 13 were ultimately annexed.
Six County Islands remain, and include:
1. El Modena
2. North El Modena
3. Olive Heights
4. Lincoln/Glassell
5. Orange Park Acres
6. Santiago Creek (Bond Pitts)
Two Annexation Approaches
150 Acres or More150 Acres or Less
1. Preliminary Feasibility Analysis and Public
Outreach
2. Negotiate Revenue Shares
3. City Council Resolution
4. County Board of Supervisors approves
annexation agreement
5. OC LAFCO holds public hearing to commence
protest proceedings
6. OC LAFCO schedules protest hearing for a period
generally ranging from 21 to 60 days (Election
may be required)
7. If there is no majority protest or election
succeeds, then OC LAFCO issues certificate of
completion, and the annexation is effective.
1. Preliminary Discussions and Public
Outreach
2. Negotiate Revenue Shares
3. Council Resolution and OC LAFCO
Application Submission
4. County Board of Supervisors
approves annexation agreement
5. OC LAFCO holds public hearing and
approves the annexation.
150 Acres or More: Inhabited vs.
Uninhabited
ResultProtest Level
Annexation OrderedLess than 25% protest
Election Required25% to less than 50% protest submitted by registered voters within the territory; or protest submitted by 25% of the owners of the land who also own at least 25% of the assessed value of land within the territory
Proceedings terminated50% or more protest
Inhabited Territory (12 or More Registered Voters)
Uninhabited Territory (Fewer Than 12 Registered Voters) ResultProtest Level
Annexation OrderedLess than 50% of assessed value protesting Proceedings terminated50% or more of assessed value protesting
El Modena
101.67Acreage
2,797Estimated
Population
684Housing Units
328RHNA Units
YesStreamlined
Approval?
North El Modena
31.59Acreage
520Estimated
Population
126Housing Units
0RHNA Units
YesStreamlined
Approval?
Olive Heights
32.47Acreage
500Estimated
Population
166Housing Units
431RHNA Units
YesStreamlined
Approval?
Lincoln/Glassell
103.3Acreage
0Estimated
Population
0Housing Units
624RHNA Units
YesStreamlined
Approval?
Orange Park Acres
394.02Acreage
1,074Estimated
Population
386Housing Units
0RHNA Units
NoStreamlined
Approval?
Santiago Creek (Basins)
187.25Acreage
0Estimated
Population
0Housing Units
0RHNA Units
NoStreamlined
Approval?
Current Services to the Areas
Current Service ProviderService Category
City of Orange/Serrano/Irvine Ranch/East Orange County Water DistrictWater City of Orange, East Orange County Water District, Irvine Ranch Water DistrictWastewater Orange County Fire AuthorityFire Services
Orange County SheriffLaw Enforcement
Ware Disposal/CR&R/Waste ManagementSolid Waste Collection County of OrangeStreet Sweeping
County of OrangeLibrary
County of OrangeAnimal Control
County of OrangePlanning
County of OrangeCode Enforcement
County of OrangeParks and Recreation
Orange Unified School DistrictEducation
Next Steps
Staff is seeking policy direction
The Council could direct staff to proceed with annexing all or some of the existing unincorporated County islands; or
The Council could direct staff to not move forward with any of the unincorporated County islands.
If directed to move forward , staff will engage property owners, the County, OC LAFCO, and existing service providers to gather all the relevant information and deal points for the City Council’s future consideration.
Questions?
Tax Breakdown:
How Much Property Tax Orange Receives