Public 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 Size Zoning
405-321-13 Vacant Alexander Dantes LLC 0.41 acres R-1
Receive and File Washington Square Park Feasibility Study September 16, 2025
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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 17th 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
Acquisition
Costs
Passive Park
Development
Costs
Total
Estimated
Costs
Option
#1
3 Vacant Alexander
Dantes LLC Parcels
(1.01 acres)
$3,600,000 $2,300,000 $5,900,000
Option
#2
All 4 Alexander
Dantes LLC Parcels
(1.32 acres)
$4,900,000 $3,000,000 $7,900,000
Option
#3
All 5 Parcels (1.74
acres)
$6,4000,000 $4,000,000 $10,400,000
Receive and File Washington Square Park Feasibility Study September 16, 2025
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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
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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 Nuñez, City Manager