Santa Ana City Council
September 16, 2025

City of Santa Ana
Washington Square
Park Feasibility Study
FINAL
July 2025
Public Works Agency
Parks, Fleet, Facilities and Refuse Division

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
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

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
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 Appendix A: Location Map Aerial ...................................................................................................... 16 Appendix B: Potential Park Properties .............................................................................................18 Appendix C: Access Analysis ............................................................................................................21 Appendix D: Parks Master Plan Scorecard ........................................................................................23 Appendix E: Concept Designs ...........................................................................................................25 Appendix F: Restricted Appraisal Report .........................................................................................29 Appendix G: Entitlements Road Map ................................................................................................... .48 Appendix H: Park Petition .................................................................................................................. .50 Washington Square Park Feasibility Study
July 2025 City of Santa Ana

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.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana

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.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana

3. Property Appraisal
The appraisal report prepared for the City (see Appendix F) provides a detailed valuation of a ±1.32-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 ([email protected]). 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 Property
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 Property 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

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
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:

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 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 33333
Bathrooms 4 22212
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
* - 8% increase applied to the most comparable sale price of $1,230,000.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
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:

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 identif
ying and obtaining suitable, comparable housing.
 Explanation of relocation rights and benefits.

Rental Assis
tance 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 × 42), subject to certain limits.

Additional rental assistance may cover security deposits, utility hookup fees, or credit checks required at the Vacant Residential
Single Family Land
Dantes - Subject
Property 1
Dantes -
Subject
Dantes -
Subject
Hayden Trust
Subject
Most
Comparable
Comparable
Sale Property 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 10% increase applied to the most comparable sale price per square foot of $74.18.

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July 2025 City of Santa Ana
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.  Tempor
ary storage of personal items (if needed).

Washington Square Park Feasibility Study
July 2025 City of Santa Ana

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.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana

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.

5.1 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) sho
ws 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 P
ark 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 high
est 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 include
s a Two-Step evaluation process for evaluating and prioritizing recommended capital projects.

Since the P
MP 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 potenti
al for a new park within the Washington Square neighborhood scored 17/32 on this scorecard (see Exhibit D)
 PMP Actions & Goals: Consideration of acquisition of the subject properties aligns strongly with Action Item #6 “Pursue K
ey 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 syst
em”. Along with this, the project aligns strongly with four Initiatives: Initiative 1: “Parkland” (Acquire & develop park
s 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 incl
usive 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: Collabor
ation (Engage residents in enhancing parks and recreation opportunities).  Classification: A potential park within the Washington Square would fall into the “neighborhood park” classificati
on, 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 activiti
es for residents that live within 5-10 minute walk, or biking distance.

General Plan - Open
Space Element
This pr
oposed project aligns with Goals, Policies, and Implementation Actions of the General Plan, Open Space El
ement, as follows:

Goal OS-1:

Parks, Open Space and Recreation: provide an integrated system of accessible parks, recreation facilities, tr
ails and open space to serve the City of Santa Ana.
 Policy OS-1
.2: Parks and Recreation System
 Policy OS-1.4: Park Distribution

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July 2025 City of Santa Ana
 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

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
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 Pol
lution 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 17
th & 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.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana

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 [estim
ated 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.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Although another park proj
ect 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.

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix A
Location Map Aerial

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix B

Potential Park Properties

Washington Park- Potential Park Properties
fl) APN: 405-321-14, Lot Area 0.42 acres
- APN: 405-321-13, Lot Area 0.41 acres
(i APN: 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
C Lot A: 0.42 acres, Vacant Lot
Owner - Jessup Ann Hayden Trust,
the Dennis D and Lois A Hayden 2019
Family Trust
C Lots B-E: 1.32 acres (3 vacant lots
and 1 single family residential house)
Owner - Alexander Dantes, LLC
NORTHt

Washington Park- Potential Park Properties
'i,.'
: 15th Street
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j
1 i
• •
West 15th Stred
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6,
.c
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I 1(1
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e APN: 405-321-14, Lot Area 0.42 acres
- APN: 405-321-13, Lot Area 0.41 acres
(j APN: 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
c::J Lot A: 0.42 acres, Vacant Lot
Owner - Jessup Ann Hayden Trust,
the Dennis D and Lois A Hayden 2019
Family Trust
c::J Lots B-E: 1.32 acres (3 vacant lots
and 1 single family residential house)
Owner - Alexander Dantes, LLC
c::J Lots A-E: 1.74 acres
NORTHt

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix C
Access Analysis

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I Porto�
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rr i
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TUSTIN
Joint-Use School Sites
@ Willard lniermediaie School
@ Garfield Elementary School
© Roosevelt-Walker Elementary School
@ Monte Vrsta Elementrary School
@ Madison Elementary School
® Godinez High Scho�
@ Monroe Elementary School
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Access Analysis (Service
Areas and Gaps)
Legend
City Parks and Facilities
- Citywide Park
- Community Park
- Neighborhood Park
-- Trail Corridor
• Major Recreation
Facility
local and Regional Resources
Other City Parks and Facilities
- Pocket Park
- Urban Plaza
- Special Use Facility
Other City Park Resources
- Park Resource
- Undeveloped Park
-Joint-Use School Site
Parks and Facilities Provided by Others
-- Major Roads + Freeways
-++ Rail Line/Metro Rail
C:J City of Santa Ana
c::J 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
Park Gaps
c::J Unserved Areas
Pocket Parks
0 Sarah May Downie Herb Garden
8FrenchPark
C)17thStreetlnanglePa�
C, Fairview Triangle Habitat Restoration
8 McFadden Triangle Park
0 Maple and0ccidentalExerclsePark
QFriendshipPark
QGartieldFitnessPark
II
Urban Plaza,
0PlaLJCalleCuatro
esasscerPark
ecivic(enter
Special Use Facilities
0 SantaAnaZooatPrenticePark
&santaAnaStadium
OCabrilloTennisCenter
C,NealMachanderTennisCenter
Sources: City of Santa Ana, Esri, OC Open Data, SCAG Open Data, 2022.

March 2022

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix D

Parks Master Plan Scorecard

PROJECT EVALUATION AND PRIORITIZATION
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 evaluation process for evaluating and prioritizing recommended capital projects. Since this Master Park cannot anticipate all project needs as circumstances change over the next ten years, this evaluation framework will help vet new projects as they arise. Projects that are consistent with PMP initiatives may advance to Step 2.

Projects aligned with multiple PMP initiatives are important. However, projects that meet multiple criteria in Step 2 are most likely to be implemented quickly. For this reason, Step 2 is weighted more heavily. Final scores should be used to sequence capital projects in annual capital improvement planning and budgeting.

TABLE 8-3: TWO-STEP PROJECT EVALUATION AND PRIORITIZATION SCORECARD

CRITERIA
========--
STEP 1: ALIGNMENT WITH PMP INITIATIVES
Does the proposed project address one or more of the following Parks Master Plan Initiatives?
Parkland: Acquire and develop parks to create an integrated park and recreation system.

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 ages, abilities, and unserved or underserved areas in the city.

Trail Connectivity: Create a walkable, bikeable, and interconnected city by creating a network of off-street bike and pedestrian trails.

Recreation Diversity: Create unique and vibrant parks and recreation facilities that reflect the character, identity, and needs of Santa Ana's diverse community.

Activity: Facilitate events, programs, sports, and indoor and outdoor recreation activities to support community health, fitness, empowenment, development, and lifelong learning.

Stewardship: Manage and maintain Santa Ana's parks and recreation assets through good stewardship, proactive asset management, and the wise use of resources to support a sustainable, resilient, safe, and comfortable park system.

Collaboration: Engage residents, partners, stakeholders, volunteers, and local businesses in enhancing parks and recreation opportunities.

Investment: Diversify funding, generate revenues, and support the capital and operational investment needed to enhance the park and recreation system.

Check if 1 point
Yes
0 0
□
0 0
□
0 □
each
TABLE 8-3: TWO-STEP PROJECT EVALUATION AND PRIORITIZATION SCORECARD (CONT)

CRITERIA
STEP 2: ALIGNMENT WITH PARK SYSTEM REALITIES
How well does the proposed project address the following criteria? Safety and Use: Does the project improve park safety or restore use? Feasibility: Does the project use or leverage available resources, such as existing staffing or volunteers, equipment, sites, and facilities? Existing Opportunity: can the City implement the project using existing park space or available public space (e.g., property already acquired, vacant lands, existing rights of way)?
Funding Availability: Does the project leverage existing funding for implementation, such as City capital and operations funding, grants, partnerships, and donations?
Cost Savings: Does the project reduce costs, increase revenues, increase sustainability, or increase maintenance and operational efficiencies? Ease of Implementation: Can the project be done quickly and easily (i.e., are advanced planning, feasibility studies, and permitting already completed)? Acquisition Urgency: Does the project acquire parkland while the opportunity exists to do so? ( or before the opportunity is lost?)
Value: Does the project deliver high value for the cost or resources needed, relative to other projects?
City Priority: Does the project coincide with or support another City project or City Council initiative?
Community Priority: Does the project provide or renovate a high-use, popular park or facility to address top community needs (e.g., sports fields, event space, play areas, trails, dog parks)?
Multiple Benefits: Does the project benefit a large number of people and/or support multiple or flexible uses?
Underserved or Underrepresented Groups: Does the project serve underrepresented groups or unserved geographic areas to balance park access and provide equitable opportunities for all?
TOTALS
--
Check if 2 points
Yes each
0 2
□
0 □
0 2
0 2
□
□
□
0 □
0 --

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix E

Concept Designs

0 feet40
1" = 20'
20 80 100
®
Phone: 714.665.4500
Tustin, California 92780
17542 17th Street, Suite 150

WASHINGTON SQUARE PARK
August 4, 2025
SCHEMATIC DESIGN - OPTION 1
WEST 15TH STREET

LOWELL STREET

OLIVE STREET

OPEN TURF COMMUNITY

GATHERING AREA

PICNIC / COMMUNITY

GATHERING AREA

OFF-LEASH AREA
ENTRY
ENTRY

PLAYGROUND
Sheet 1 of 3

0 feet40
1" = 20'
20 80 100
®
Phone: 714.665.4500
Tustin, California 92780
17542 17th Street, Suite 150

WASHINGTON SQUARE PARK
August 4, 2025
SCHEMATIC DESIGN - OPTION 2
Sheet 2 of 3
WEST 15TH STREET

LOWELL STREET

OLIVE STREET

OPEN TURF COMMUNITY

GATHERING AREA

PLAYGROUND

PARK ENTRY PLAZA

OFF-LEASH AREA

FITNESS AREA

PICNIC / COMMUNITY

GATHERING AREA

0 feet40
1" = 20'
20 80 100
®
Phone: 714.665.4500
Tustin, California 92780
17542 17th Street, Suite 150

WASHINGTON SQUARE PARK
August 4, 2025
SCHEMATIC DESIGN - OPTION 3
WEST 15TH STREET

LOWELL STREET

OLIVE STREET

OPEN TURF COMMUNITY

GATHERING AREA

PARK ENTRY PLAZA

PARK PLAZA

PICNIC / COMMUNITY

GATHERING AREA

OFF-LEASH AREA

PLAYGROUND

FITNESS AREA
Sheet 3 of 3

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix F
Restricted Appraisal Report

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

H E N N E S S E Y & H E N N E S S E Y L L C
A California Limited Liability Company
Real Estate Appraisers
17602 17th Street, Suite 102-246 • Tustin, California 92780-7915 (714) 730-0744 • e-mail: appraisals@[email protected]
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 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
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

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
Sharon A. Hennessey, MAI, SR/WA, AI-GRS
State of California AG003323
Washington Square (Dantes) 2-15.wpd

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

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 2-2(b) 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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 2

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
th 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
th 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:

1. 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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 3

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.

7. 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

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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 5

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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 6

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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 7

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.
• I 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. • I 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.
• I 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. • I 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 Dated: February 15, 2024
Sharon A. Hennessey, MAI, SR/WA, AI-GRS
State of California AG003323
City of Santa Ana Date of Value: February 8, 2024
Washington Square Property, Santa Ana 8

Appendix
City of Santa Ana Date of Value: February 8, 2024
Washington Square Property, Santa Ana 9

Aerial Photograph of Subject Property
AP Map of Subject Property
City of Santa Ana Date of Value: February 8, 2024
Washington Square Property, Santa Ana 10

Washington/Lowell Subject Exhibit
City of Santa Ana Date of Value: February 8, 2024
Washington Square Property, Santa Ana 11

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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 12

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 Date of Value: February 8, 2024
Washington Square Property, Santa Ana 13

H E N N E S S E Y & H E N N E S S E Y L L C
A California Limited Liability Company
Real Estate Appraisers
17602 17th Street, Suite 102-246 • Tustin, California 92780-7915 (714) 730-0744 • e-mail: [email protected]
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
Affiliations
MAI Designated Member of the Appraisal Institute, Certificate No. 11108 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,
2012, 2010, 2014, 2016, 2018, 2020
Business Practice and Ethics - 2011, 2015
Federal and California Statutory and Regulatory
Law - 2015, 2017
Review Theory - General - 2014
Complex Litigation Case Studies - 2013
Litigation Appraising: Specialized Topics and
Applications - 2013
The Appraiser as an Expert Witness - 2000, 2013
Valuation of Detrimental Conditions - 2011
Appraisal Curriculum Overview - 2010
Hotel/Motel Valuation - 1997
Highest & Best Use and Market Analysis -
1996
Advanced Applications - 1996
The Appraisers Complete Review - 1996
Advanced Income Capitalization - 1993
Report Writing and Valuation Analysis -
1989
Case Studies in Real Estate Valuation -
1988
Capitalization Theory & Techniques,
Parts A and B - 1987
Real Estate Appraisal Principles - 1985
Basic Valuation Procedures - 1985
International Right of Way Association
403 Easement Valuation - 1990, 2013
104 Standards of Practice for the Right of Way
Professional - 2012
103 Ethics and the Right of Way Profession - 1992,
2004, 2008
206 Presentation Skills - 1992
203 Communications in Real Estate Acquisition -
1991
214 Skills of Expert Testimony - 1990
101 Principles of Real Estate Acquisition -
1989
401 Appraisal of Partial Acquisitions -
1988
901 Interpreting Engineering Drawings -
1986
902 Property Descriptions - 1986
801 Land Titles - 1986

Sharon A. Hennessey Qualifications
page 2
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
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
Parker & Covert
Redwine & Sherrill
Richard L. Riemer, Law Offices of
Rutan & Tucker
Sheppard, Muller, Ricter & Hampton
Wilson, Elser, Moskowitz, Edelman &
Dicker
Woodruff, Spradlin & Smart
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
HDR Engineering
Hoag Foundation
Hughes Aircraft Company
Kaiser Foundation Health
Plan, Inc.

Metzger & Associates, Inc.

NBS/Lowry Engineers
Overland, Pacific & Cutler,
LLC
Overland Resources
Pacific Bell (SBC)
Pacific Relocation
Consultants
Paragon Partners
Poseidon Resources
Psomas
Robert Bein, William Frost &
Associates
Rockwell International
Sisters of the Sacred Heart
Southern California Edison
Tetra Tech, Inc.

Universal Field Services
Western Industrial Properties,
Inc.

Willdan Associates
Individual Clients
Leo Beus
Carl Brandstetter
Candace Campbell
Samuel B. Corliss, Jr.

Thomas W. Cosgrove
Harbor Pine Creek
Homeowners Assoc.

John Iloulian
Genji Kawamura
Kawamura Family Trust
William E. Kibbie
Paul Kiely
Sang Moon Kim
James Kindel Jr.

Dorothy E. Lamb
Andrea Lombard
Rita M. Loosemore
Kim Vu Nguyen
Steven H. Price
Constance C. Quarré
Jean L. Roane
E.O. Rodeffer
Larry L. Root
Dwight C. Schroeder
John P. Sheffield
Yoram S. Shily
Carl Stevens
Katherine E. Thompson
Tustin Village Community
Association
Charles E. Wheeler
Erv Yoder
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
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
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
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)

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix G

Entitlements Road Map

Washington Square Park - Entitlements Road Map
Pre-Submittal/Entitlement Phase Development Project Phase �-----------�A�------------�
Kick-Off Meeting Community Outreach PWA develops plans and Project plans routed to • Interdepartmental Coordination • Workshops/Charrettes submit them to the various departments and Sunshine Ordinance ¢ ¢ ¢• Architectural Design • PIO/NIES Coordination Development Review preliminary comments community meeting-1st • Early Environmental/ CEOA
Discussions
Entitlement Phase
• Emails/Social Media/
Com-Link
Committee (DRC) for
review/comment
provided. and 2nd meeting.

SB18/NAHC Notification
CEOAPhase V �-----------------�A�------------------�
PRCS Commission Public
Hearing:
• Concept Review
• Parking Naming
Planning Commission
Public Hearing Noticing (20-
Day Requirement)
Project is completed and
final sign-offs or certificate
of occupancy is issued. ¢i
PRCS Commission Public
Hearing Noticing
Review and Respond to
Public Comments
IS/MND Public Review (30-
day review period)
Entitlement Phase
Planning Commission
Public Hearing:

Recommend Approval of Zone
Change (AA), General Plan
Amendment (GPA), Park
Naming, and IS/MND
File NOD for Planning
Commission
Plan Check and Construction Phase
Plan check takes place, Permits issued and including any construction begins, with ¢i
corrections/resubmissions, required inspections taking leading towards permit place during construction. issuance. LLA/LM recorded.
¢i
City Council Public Hearing
Noticing
Submittal of full
construction-level plans for
plan check, along with
technical documents for
LLA/LM.
¢i
IS/MND Preparation
• ABS2/NAHC Notification
City Council Public Hearing:
pt Reading AA and GPA
Park Naming
Final IS/MND Adoption
Parks Master Plan Amendment
Notice of Preparation
(NOP)
File NOD for City Council 1st
Reading
Entitlement Phase
V ,-------�A�------�
File NOD for City Council
2nd Reading
City Council Consent
Calendar:
• 2"' Reading AA

Washington Square Park Feasibility Study
July 2025 City of Santa Ana
Appendix H

Park Petition

8-18-25