RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City of Santa Ana
20 Civic Center Plaza (M-30)
Santa Ana, CA 92702
Attn: Clerk of the Council
FREE RECORDING PURSUANT TO GOVERNMENT CODE § 27383
_________________________________________________________________________
HISTORIC PROPERTY PRESERVATION AGREEMENT
This Historic Property Preservation Agreement (“Agreement”) is made and entered into by and between the City of Santa Ana, a charter city and municipal corporation duly organized and existing under the Constitution and laws of the of the State of California (hereinafter referred to as “City”), and Michael Atkinson and Steve Doughty, as Trustees of the Patricia Atkinson Revocable Living Trust, dated July 28, 2025 (hereinafter collectively referred to as “Owner”), owner of real property located at 2214 N. Westwood Avenue , Santa Ana, California , in the County of Orange and listed on the Santa Ana Register of Historical Properties.
RECITALS
A. The City Council of the City of Santa Ana is authorized by California Government Code Section 50280 et seq. (known as the “Mills Act”) to enter into contracts with owners of qualified historical proper ties to provide for appropriate use, maintenance, rehabilitation and restoration such that these historic properties retain their historic character and integrity.
B. The Owner possesses fee title in and to that certain qualified real property together with associated structures and im provements thereon, located at 2214 N.
Westwood Avenue, Santa Ana, CA, 92706 and more particularly described in Exhibit “A,” attached hereto and incorporated herein by reference, and hereinafter referred to as the “Historic Property.”
C. The Historic Property is officially desi gnated on the Santa Ana Register of Historical Properties pursuant to the re quirements of Chapter 30 of the Santa Ana Municipal Code.
D. City and Owner, for their mutu al benefit, now desire to enter into this Agreement which defines and limits the use and alteration of this Historic Property in order to enhance and maintain its value as a cultural and historical resource for Owner and for the community; to prevent inappropriate alterations to the Historic Property and to ensure that repairs, additions, new building, and other changes are appropriate; and to ensure that rehabilitation and mainten ance are carried out in an exemplary manner.
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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E. Owner and City intend to carry out th e purposes of California Government Code, Chapter 1, Part 5 of Division 1 of Title 5, Article 12, Section 50280 et seq., which will enable the Historic Property to quali fy for an assessment of valuation as a restricted historical property pursuant to Article 1.9, Sec. 439 et seq., Chapter 3 Part 2 of Division 1 of the California Tax and Revenue Code.
NOW, THEREFORE, the City of Santa Ana a nd the Owner of the Historic Property agree as follows:
1. Effective Date and Terms of Agreement.
This Agreement shall be effective and commence on May 6, 2026 , and shall remain in effect for a term of ten (10) years thereafter. Each year, upon the anniversary of the effective date of this Agreement, such initial term will auto matically be extended as provided in California Government Code Sections 50280 through 50290 and in Section 2, below.
2. Renewal.
a. Each year on the anniversary of the effective date of this Agreement, a year shall automatically be added to the initial ten (10) year term of this Agreement unless written notice of nonrenewal is served as provided herein.
b. If the Owner or the City desire(s) in an y year not to renew the Agreement, the Owner or City shall serve written notice of nonrenewal of the Agreement on the other party.
Unless such notice is served by the Owner to the City at least ninety (90) days prior to the annual renewal date, or served by the City to the Owner at least sixty (60) days prior to the annual renewal date, one (1) year shall automatically be added to the term of the Agreement as provided herein. c. Within 30 days from receipt of City’s notice of nonrenewal, the Owner may file a written protest of City’s decision of nonrenewal. Th e City may, at any time prior to the annual renewal date of the Agreement, withdraw its notice to the Owner of nonrenewal. d. If either the Owner or the City serves notice to the other of nonrenewal in any year, the Agreement shall remain in effect for the bala nce of the term then remaining, either from its original execution or from the last renewal of the Agreement, whichever may apply.
3. Standards and Conditions for Historic Property.
During the term of this Agreement, the Historic Property shall be subject to the following conditions, requirements and restrictions:
a. Owner shall maintain the Historic Propert y in a good state of repair and shall preserve, maintain, and, where necessary, restore or rehabilitate the property and its character- defining features described in the “Executive Summary” and “Historical Property Description” attached hereto, marked collectively as Exhibit B, notably the general architectural form, style, materials, design, scale, proportions, organization of windows, doors, and other openings, textures, details, mass, roof line, porch and other aspects of the appearance of the exterior to the satisfaction of the City.
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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b. All changes to the Historic Property shal l comply with applicable City plans and regulations, and conform to the rules and regulations of the Office of Historic Preservation of the State Department of Parks and R ecreation, namely the U.S. Secretary of the Interior’s Standards and Guidelines for Historic Preservation Projects . These guidelines are attached hereto, marked as Exhibit C, and incorporated herein by this reference. Owner shall continually maintain the Historic Property in the same or better condition.
c. A view corridor enabling the general publ ic to see the Historic Property from the public right-of-way shall be maintained, and Owner shall not be permitted to block the view corridor to the property with any new structure, such as walls, fences or shrubbery, so as to prevent the viewing of the historic landmark by the public.
d. The following are prohibited: demolition of the Historic Property or destruction of character-defining features of the building or site; removal of trees and other major vegetation unless removal is approved by a rehabilitati on plan approved by the Historic Resources Commission; paving of yard surface; exterior alterations or additions unless approved by the Historic Resources Commission and such alterations are in keeping with the Secretary of Interior’s Standards; deteriorating, dilapidated or unrepaired structures such as fences, roofs, doors, walls, and windows; storage of junk, trash, debris, discarded or unused objects such as cars, appliances, or furniture; and other unsightly by decoration, structure or vegetation which is unsightly by reason of its height, condition, or inappropriate location.
e. Owner shall allow reasonable periodic inspection by prior appointment, as needed or at least every five (5) years after the initial inspection, of the interior and exterior of the Historic Property by representatives of the City of Santa Ana, the County Assessor, the State Department of Parks and Recreation, and the State Boa rd of Equalization, to determine the Owner’s compliance with the terms and provisions of this Agreement. As part of the periodic inspection, Owner shall supply information in a format deter mined acceptable by the representatives of the City of Santa Ana, the County Assessor, the State Department of Parks and Recreation, and the State Board of Equalization informati on required to determine compliance with the terms of this Agreement.
f. Owner shall implement the re habilitation and restoration work items as discussed in detail in Exhibit D, “Proposed Structure Impr ovements” or “Work Plan” and the City Council Historic Property Preservation Agreement (HPPA No. 2026-1) staff report dated May 5, 2026. All work items shall be completed within the first ten years of the Mills Act Agreement, with specific items completed within the first five years including: assess all siding (lap wood, stucco, and brick) for cracking and other damage and replace or repair in-kind with Planning Division staff approval; assess condition of windows and replace in-kind, as necessary with Planning Division staff approval; assess condition of roofing (wood shakes) a nd fascia and repair or replace in-kind, as necessary with Planning Division staff approv al; and assess hardscaping, including driveway, walkways, and porch/patio steps and flooring, thr oughout the residence and repair or replace in- kind, as necessary and with Planning Division st aff approval. Proof of completion, as requested by the City of Santa Ana, will be required in order to satisfy and maintain the Mills Act Agreement.
Staff approval is required before items are amended or removed/replaced from the improvements list.
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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4. Furnishing of Information.
The Owner hereby agrees to furnish the City with any and all information requested which may be necessary or advisable to determine compliance with the terms and provisions of this Agreement.
5. Cancellation.
a. The City, following a duly noticed public h earing by the City Council as set forth in Government Code Section 50280, et. seq., may cancel this Agreement if it determines that the Owner have breached any of the conditions of this Agreement, or has allowed the property to deteriorate to the point that it no longer meets the standards for a qualified Historic Property, or if the City determines that the Owner have failed to restore or rehabilitate the property in the manner specified in Section 3 of this Agreement. If a contract is cancelled for these reasons, the Owner shall pay a cancellation fee to the County Auditor as set forth in Government Code Section 50286.
This cancellation fee shall be a percentage (currently set at twelve and one-half (12 ½) percent by Government Code Section 50286) of the current fa ir market value of the property at the time of the cancellation, as determined by the county assessor, without regard to any restriction imposed pursuant to this Agreement.
b. If the Historic Property is destroyed by earthquake, fire, flood or other natural disaster such that in the opinion of the City Building Official more than sixty (60) percent of the original fabric of the structure must be replaced , this Agreement shall be canceled immediately because, in effect, the historic value of the structure will have been destroyed. No fee shall be imposed in the case of destruction by acts of God or natural disaster. c. If the Historic Property is acquired by eminent domain and the City Council determines that the acquisition frus trates the purpose of this Agree ment, this Agreement shall be cancelled and no fee imposed, as specified in Government Code Section 50288.
6. Enforcement of Agreement.
a. In lieu of and/or in addition to any provisions to cancel the Agreement as referenced herein, City may specifically enforce, or enjoin the breach of, the terms of the Agreement. In the event of a default, under the provisions to cancel the Agreement by Owner, the City shall give written notice to Owner by registered or certified mail, and if such a violation is not corrected to the reasonable satisfaction of the City Manager or designee within thirty (30) days thereafter, or if not corrected within such a reasonable time as may be required to cure the breach or default, or default cannot be cured within thirty (30) days (provided that acts to cure the breach or default may be commenced within thirty (30) days and shall thereafter be diligently pursued to completion by Owner), then City may, without further notice, declare a default under the terms of this Agreement and may bring any action necessary to specifically enforce the obligations of Owner growing out of the terms of this Agreement, apply to any court, state or fe deral, for injunctive relief against any violation by Owner or apply for such relief as may be appropriate.
b. City does not waive any claim of default by the Owner if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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for in this Agreement or in City’s regulations governing historic properties are available to City to pursue in the event that there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shal l be deemed to be a waiver of any other subsequent breach thereof or default hereunder.
7. Binding effect of Agreement.
a. Owner hereby subjects the Historic Property, located at 2214 N. Westwood Avenue , Assessor Parcel Number, 001-162-28, and more particularly described in Exhibit A, in the City of Santa Ana, to the covenants, conditions, and restrictions as set forth in this Agreement.
b. City and Owner hereby declare their specific intent that the covenants, conditions and restrictions as set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon Owner’s successors and assigns in title or interest to the Historic Property.
Every contract, deed, or other instrument hereinafter executed, covering or conveying the Historic Property or any portion thereof, shal l conclusively be held to ha ve been executed, delivered, and accepted subject to the tenants, restrictions, a nd reservations expressed in this Agreement regardless of whether such covenant s, conditions and restrictions are set forth in such contract, deed, or other instrument.
c. This property is listed in the Santa Ana Register of Historical Properties (Register).
In any real property transaction, the owner of this property or the owner’s representative shall provide the buyer of this property with notice that the property is listed on the City’s historic Register.
8. No Compensation.
Owner shall not receive any payment from City in consideration of the obligation imposed under this Agreement, it being recognized that the consideration for the execution of this Agreement is the substantial public benefit to be derived therefrom and the advantage that will accrue to Owner as a result of the effect upon the assessed value of the Property on the account of the restrictions on the use and preservation of the Property.
9. Notice.
Any notice required by the terms of this Agree ment shall be sent to the address of the respective parties as specified below or at other addresses that may be later specified by the parties hereto.
City: City of Santa Ana
20 Civic Center Plaza (M-30)
Santa Ana, CA 92702
Attn: City Clerk
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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Owner: Michael Atkinson and Steve Doughty
2214 N. Westwood Avenue
Santa Ana, CA 92706
10. General Provisions.
a. None of the terms, provisions, or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors, or assigns, nor shall such terms, provisions or conditions cause them to be considered joint ventures or members of any joint enterprise.
b. The Owner agrees to and shall indemnify and hold the City and its elected and appointed officials, officers, agents, and employees harmless from liability for damage or claims for damage for personal injuries, including death, and claims for property damage which may arise from the direct or indirect use or operations of the Owner or those of his or her contractor, subcontractor, agent, employee, or other person ac ting on his or her behalf which relates to the use, operation, and maintenance of the Historic Property. The Owner hereby agrees to and shall defend the City and its elected and appointed officials, officers, agents, and employees with respect to any and all actions for damages caused by, or alleged to have been caused by, reason of the Owner's activities in connection with the Historic Property.
c. This hold harmless provision applies to all damages and claims for damages suffered, or alleged to have been suffered, and costs of defense incurred, by reason of the operations referred to in this Agreement regardl ess of whether or not City prepared, supplied, or approved the plans, specifications or other documents for the Historic Property.
d. All of the agreements, rights, covenants, c onditions, and restrictions contained in this Agreement shall be binding upon and shall inure to the benefit of the parties herein, their heirs, successors, legal representatives, assigns, and all persons acquiring any part or portion of the Historic Property, whether by operation of law on in any manner whatsoever.
e. In the event legal proceedings are brought by any party or parties to enforce or restrain a violation of any of the covenants, rese rvations, or restrictions contained herein, or to determine the rights a nd duties of any party he reunder, the prevailing party in such proceeding may recover all reasonable attorney’s fees to be fixed by the court, in addition to court costs and other relief ordered by the court.
f. In the event that any of the provisions of this Agreement are held to be unenforceable or invalid by any court of competent jurisdiction, or by subsequent preemptive legislation, the validity and enforceability of the remaining provisions, or portions thereof, shall not be effected thereby.
g. This Agreement shall be construed and governed in accordance with the laws of the State of California, with venue in Orange County.
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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11. Recordation.
No later than twenty (20) days after the parties execute and enter into this Agreement, the City shall cause this Agreement to be recorded in the office of the County Recorder of the County of Orange.
12. Amendments.
This Agreement may be amended, in whole or in part, only by a written recorded instrument executed by the parties hereto.
13. Effective Date
This Agreement shall be effective on the day and year first written above in Section 1.
{Signature page follows}
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92706
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EXHIBIT A
LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
LOT 6 OF TRACT NO. 2977, AS SHOWN ON A MAP RECORDED IN BOOK 128, PAGES 12 AND 13 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY .
Assessor’s Parcel Number: 001-162-28
Exhibit B
EXECUTIVE SUMMARY
M.I. Thomson House
2214 N. Westwood Avenue
Santa Ana, CA 92706
NAME M.I. Thomson House REF. NO.
ADDRESS 2214 N. Westwood Avenue
CITY Santa Ana ZIP 92706 ORANGE COUNTY
YEAR BUILT 1963 LOCAL REGISTER CATEGORY: Contributive
HISTORIC DISTRICT N/A NEIGHBORHOOD West Floral Park
CALIFORNIA REGISTER CRITERIA FOR EVALUATION C/3 CALIFORNIA REGISTER STATUS CODE 5S3
Location: Not for Publication Unrestricted
Prehistoric Historic Both
ARCHITECTURAL STYLE: Minimal Traditional
Widely published in Sunset and House Beautiful magazines, the Ranch House dominated post-World War II residential expansion and represented the most popular house form in the United States from the 1950s through 1970s. The Ranch House originated in the 1930s designs of Southern California architect Cliff May, who sought to reinvent the West’s vernacular housing traditions by combining the form and massing of the traditional ranch house with a modernist’s concern for informality, expressed in materials and plan, and indoor-outdoor integration. While the style includes several variants, a basic set of character-defining features applies to most examples. In form and massing, the style evokes a sprawling ranch that developed over time, with a central block extended by wings of varying roof heights. Generally L- shaped or U-shaped in plan, the Ranch House typically has a one-story profile with strong horizontal emphasis expressed through a low pitched or flat roof with wide overhanging eaves. Asymmetrical in desig n, the Ranch House is often sheathed in and accented with rustic materials such as board-and-batten siding, high brick foundations, art stone, and wood shake roofs. Indoor-outdoor integration is achieved through the use of recessed or extended porches, set low to the ground, and the generous use of large picture, ribbon, or corner windows. Window detailing can include wood frames, decorative shutters, and diamond-patterned muntins. Ornamentation includes rusticated elements, such as carved porch supports and exposed rafters, uneven rakes and flared eaves, and faux dove cotes and bird houses.
SUMMARY/CONCLUSION:
The M.I. Thomson House qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1 as an intact example of a Ranch-style home in Santa Ana. The recommended categorization is “Contributive” because it is a good example of the style and contributes to the historical and architectural character of its neighborhood. (Santa Ana Municipal Code, Section 30-2.3).
EXPLANATION OF CODES:
x California Register Criteria for Evaluation: (From California Office of Historic Preservation, Technical Assistance Series # 7, “How to Nominate Resources to the California Register of Historical Resources,” September 4, 2001.)
3: It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values.
x It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values.
5S3: Appears to be individually eligible for local listing or designation through survey evaluation.
State of California The Resources Agency Primary # ______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # __________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code ____5S3_______________________________ O t h e r L i s t i n g s _____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page _1_ of _6_ Resource name(s) or number (assigned by recorder) M.I. Thomson House
P1. Other Identifier:
*P2. Location: Not for Publication Unrestricted *a. County Orange County *b. USGS 7.5’ Quad: Anaheim, CA 7.5-Minute Series Date: 2022 * c. Address 2214 N. Westwood Avenue City: Santa Ana Zip: 92706 * e. Other Locational Data: Assessor’s Parcel Number 001-162-28
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
Located on a mid-block parcel in the West Floral Park neighborhood, the M.I. Thomson House consists of a one-story, single- family residence and attached garage constructed in the Ranch style (Figure 1) . The parcel is bounded on the east by Westwood Avenue and on the north, south, and west by private property. The one story residence has an irregular plan and a concrete foundation. Its complex roof is principally gable-on-hip, crossed with gabled and gable-on-hip roof sections. The roof is clad in wood shakes and generally has broad, closed eaves. Exterior walls sheathed in lap wood, stucco, and, to a limited degree, brick veneer. Facing Westwood Avenue to the east, the asymmetrical main façade is characterized by a wing-and- gable form and a broad recessed porch sheltered by an extension of the roof (Figure 2). Brick-lined straight steps lead to the wood-panel front door, which is flanked by three-pane side lights situated above wood-panel wainscoting. The floor of the porch is surfaced with brick, while the porch ceiling features wood-plank cladding. Low brick planters extend left and right from the entrance; the planter on the right is incorporated into the brick external chimney (Figure 3). Windows on the main elevation are generally wood-sash multi-pane units in fixed and hung configurations, including a hexagonal bay window looking over the porch (Figures 4 and 5). Located at the south end of the main exterior, the gabled wing houses the attached two-car garage, accessed by a non-original roll-up garage door. (See Continuation Sheet 3 of 6.) *P3b. Resource Attributes: (list attributes and codes) HP2. Single-Family Residence
*P4. Resources Present: Building Structure Object Site District Element of District Other
P5b. Photo: (view and date)
(Figure 1) Primary (east) facade, view
southwest, December 2025
*P6. Date Constructed/Age and
Sources: Historic
1963, Assessor data
*P7. Owner and Address:
Michael Atkinson and Steve Doughty, as
Trustees of the Patricia Atkinson
Revocable Living Trust
2214 N. Westwood Avenue
Santa Ana, CA 92706
*P8. Recorded by:
James Williams
City of Santa Ana
20 Civic Center Plaza M-20
Santa Ana, CA 92702
*P9. Date Recorded:
March 5, 2026
*P10. Survey Type:
Intensive Survey Update
*P11. Report Citation:
(Cite survey report and other sources, or enter “none”) None
*Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (list)
DPR 523A (1/95) *Required information
P5a. Photo
Exhibit B
State of California The Resources Agency Primary # __________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# ______________________________________________
BUILDING, STRUCTURE, AND OBJECT RECORD
*Resource Name or #: M.I. Thomson House
B1. Historic Name: M.I. Thomson House
B2. Common Name: Same
B3. Original Use: Single-family residence B4. Present Use: Single-family residence *B5. Architectural Style: Ranch
*B6. Construction History: (Construction date, alterations, and date of alterations):
1963: Property constructed as a as a residence with attached garage. Valuation unknown.
July 31, 1987: Conversion of pantry into closet; storage room to bedroom, and construction of 8” by 8” addition. Valuation unknown..
November 26, 2002: Re-roof in-kind with wood shakes. Valuation unknown.
*B7. Moved? No Yes Unknown Date:__________ Original location:_______ _______ *B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: likely Coast Construction Company *B10. Significance: Theme Residential Architecture Area Santa Ana Period of Significance: 1963 Property Type: Single-family residence Applicable Criteria: C/3 (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity) The M.I. Thomson House is architecturally significant as an inta ct example of a Ranch-style house in Santa Ana. The original building permit indicates the property was constructed in 1963 as a residence and attached garage at a cost of $40,000.00.
Mary I. Thomson purchased the subject parcel from developer Emmet C. Rogers circa 1963, and contractor Frank M. Rogers completed the residence in September 1963. Deed documents show that following Thomson's ownership of the property, it was acquired by a series of owners including David Reich (dat e of acquisition undetermined), Dina Jackson Roseler (1987), John Devine (1987), and Steven N. and Patricia D. Atkinson (1988; Anonymous 1963, 1987a, 1987b, 2025, Rogers 1963, Ward 1988). In 2025, the property came under the legal control of Michael Atkinson and Steve Doughty as trustees for Patricia Atkinson. Research, including a review of documents on Ancestry.com and Newspapers.com did not identify information of consequence of the property's current or former owners (See Continuation Sheet 3).
B11. Additional Resource Attributes:
(List attributes and codes)
*B12. References:
(See Continuation Sheet 4 of 6.)
B13. Remarks: None
*B14. Evaluator: James Williams, City of Santa Ana.
*Date of Evaluation: January 29, 2026
DPR 523B (1/95) *Required information
Sketch Map
(This space reserved for official comments.)
*R*R*R*R*RR*R*R*R*R*R*RReqeqeqeqeqeqeqqeqqqeqeqeqeqeqequiuuiuiuuuuiuiuuuuuu rereererereeed d ddddd ddd dd dddd iinii M.I. Thomson House
2214 N. Westwood N
AVENUE
AVENUE
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date January 29, 2026 _ Continuation Update DPR 523L
*P3a. Description (continued):
Secondary facades generally feature stucco walls punctuated by wood sash windows in multiple configurations, including multi-pane hung wood units (Figure 6) similar to those on the primary façade, and a few fixed or awning type windows located on the south façade (Figure 7) . At the rear (west) façade the main roof is crossed with gable-on-hip extensions (Figure 8), forming a shallow court. Just off the court, the recessed rear patio (Figure 9) is covered by an extension of the roof. Secondary entrances are located adjacent to the patio and f eature original and non-original solid, glazed, and louvered doors.
Landscaping includes front and back lawns, mature trees, and flowering and non-flowering shrubs.
*B10. Significance (continued):
Santa Ana was founded by William Spurgeon in 1869 as a speculative town site on part of the Spanish land grant known as Rancho Santiago de Santa Ana. The civic and commercial core of the community was centered around the intersection of Main and Fourth Streets. Stimulated by the arrival of the Santa Fe Railroad and incorporation as a city in 1886, and selection as the seat of the newly created County of Orange in 1889, the city grew outwards, with residential neighborhoods developing to the north, south, and east of the city center. Agricultural uses predominated in the outlying areas, with cultivated fields and orchards dotted with widely scattered farmhouses.
Since the second half of the twentieth century, the neighborhood in which the M.I. Thomson House is located has been known as West Floral Park. Bounded by Santiago Creek on the north, West Seventeenth Street on the south, North Flower Street on the east and North Bristol Street on the west, this re sidential area largely developed after 1947. Prior to that time , the area was primarily agricultural, and other than Flower St reet, which was improved with houses during the 1920s and 1930s, contained only a handful of residences on Baker and Bristol Streets, the City Water Works pumping plant at 2315 North Bristol Street, and the Animal Shelter and City/County Pound at 2321 North Bristol Street. Between 1947 and 1950, around two dozen homes were constructed on Baker, Olive, Towner, and Westwood Streets. Construction boomed throughout the neighborhood during the 1950s, with the California Ranch emerging as the favored residential style.
The M.I. Thomson House qualifies for listing in the Santa Ana Regist er of Historical Properties under Criterion 1 as an intact example of a Ranch-style home in Santa Ana. Located in West Floral Park, the house was constructed in 1963. The recommended categorization is “Contributive” because it contributes to the overall character and history of its neighborhood and is a good example of period architecture (Santa Ana Municipal Code, Section 30-2.3). Character-defining features of the house’s original Ranch-style construction include, but are not necessarily limited to, its wing-and-gable main (south) façade composition; wood shake roof cladding, horizontal lap wood, brick, and stucco siding; principally gable-on-hip roof form; closed eaves; wood-sash windows in multiple configurations; recessed front and back porches; and brick planters and integrated brick external chimney.
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date January 29, 2026 _ Continuation Update DPR 523L
*B12. References (continued):
Anonymous. Quitclaim Deed for 2214 N. Westwood Avenue. 2025. _____. Grant Deed for 2214 N. Westwood Avenue. July 6, 1987a. _____. Grant Deed for 2214 N. Westwood Avenue. July 6, 1987b.
Rogers, Frank M. Notice of Completion for 2214 N. Westwood Avenue. 1963 Ward, Cheryl. Grant Deed for 2214 N. Westwood Avenue. 1988.
Marsh, Diann. Santa Ana: An Illustrated History. Encinitas, Heritage Publishing, 1994.
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date January 29, 2026 _ Continuation Update DPR 523L
Additional Figures:
Figure 2. The recessed front porch features a wood-
panel front door with sidelights, brick flooring, and wood- plank ceiling cladding. Facing west.
Figure 3. Brick planters on the main façade are
incorporated into the external chimney. Facing
northwest.
Figure 4. Representative double-hung, wood-sash, multi- pane window on the main façade. Facing west.
Figure 5. A hexagonal bay window with multi-pane
sashes and a brick-clad base looks over the front porch.
Facing south.
Figure 6. On the secondary north façade, double-hung
wood-sash, multi-pane windows punctuate the stucco
exterior. Facing southeast.
Figure 7. On the secondary north façade, double-hung
wood-sash, multi-pane windows punctuate the stucco
exterior. Facing northwest.
State of California The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________
*Recorded by James Williams *Date January 29, 2026 _ Continuation Update DPR 523L
Figure 8. The rear elevation is characterized by two
extensions featuring gable-on-hip roof forms. Facing
southeast.
Figure 9. On the rear-facing south façade, the patio is recessed deeply underneath the eave end of the roof.
Facing Northeast.
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92707
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Exhibit C
Exterior work shall be reviewed by the Historic Resources Commission and subject to the U.S.
Secretary of the Interior’s Standards for Rehabilitation of Historic Buildings, as follows:
1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use a property for its originally intended purpose.
2. The distinguishing original qualities or character of a building, structure or site and its environment shall not be destro yed. The removal or alteration of any historic material or distinctive archit ectural features should be avoided when possible.
3. All buildings, structures, and sites shal l be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
4. Changes which may have taken place in the course of time are evidence of the history and development of a building, stru cture, or site and its environment.
These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.
6. Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substan tiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from the other buildings or structures.
7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will da mage the historic building materials shall not be undertaken.
8. Every reasonable effort shall be made to protect and reserve archaeological resources affected by, or adjacent to any project.
9. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with
MILLS ACT AGREEMENT
2214 N. Westwood Avenue
Santa Ana, CA 92707
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size, scale, color, material and character of the property, neighborhood, or environment.
10. Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations need to be removed in the future, the essential form and integrity of the structure would be unimpaired.
Exhibit D: Proposed Structure Improvements (“Work Plan”) 2214 N. Westwood Avenue
Item Year Improvement
1 2026 Assess all siding (lap wood, stucco, and brick) for cracking and other damage; replace or repair in-kind with staff approval.
2 2027 Assess condition of windows; replace in -kind, as necessary with staff approval. 4 2029 Assess condition of roofing (wood shakes) and fascia and repair or replace in-kind, as necessary with staff approval.
5 2031 Assess hardscaping, including driveway, walkways, and porch/patio steps and flooring, throughout the residence and repair or replace in-kind, as necessary and with staff approval.
6 2032 Assess condition of foundation and repair with staff approval.