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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 A-2024-015
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 Charles William Lake and Julie S. Lake, as Trustees of the Charles
William Lake and Julie S. Lake 2002 Family Trust Dated September 20, 2002, (hereinafter
collectively referred to as "Owner"), owner of real property located at 2028 North Greenleaf
Street, 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 properties 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 improvements thereon, located at 2028
North Greenleaf Street, 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 designated on the Santa Ana Register of
Historical Properties pursuant to the requirements of Chapter 30 of the Santa Ana
Municipal Code.
D. City and Owner, for their mutual 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 maintenance are carried out in an
exemplary manner.
Exhibit 1
MILLS ACT AGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
E. Owner and City intend to carry out the 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 qualify 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 and the Owner of the Historic Property
agree as follows:
1. Effective Date and Terms of Agreement.
This Agreement shall be effective and commence on January 17, 2024, 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 automatically 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 any 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. The City may, at any time prior to the annual
renewal date of the Agreement, withdraw its notice to the Owner of nonrenewal.
d. IC either the Owner or the City serves notice to the other of nonrenewal in any
year, the Agreement shall remain in effect for the balance 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 Property 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" attached hereto, marked as Exhibit BI,
and "Historical Property Description" attached hereto, marked as Exhibit B2, notably the general
architectural form, style, materials, design, scale, proportions, organization of windows, doors,
2-
MILLSACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
and other openings, textures, details, mass, roof line, porch and other aspects of the appearance
of the exterior to the satisfaction of the City.
b. All changes to the Historic Property shall 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 Recreation, 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 public 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 rehabilitation 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 Board of Equalization, to determine the
Owner's compliance with the terns and provisions of this Agreement. As part of the periodic
inspection, Owner shall supply information in a format determined 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 information required to determine compliance
with the terms of this Agreement.
f. Owner shall implement the rehabilitation and restoration work items as discussed
in detail in Exhibit D, "Proposed Structure Improvements." Repair of the leaded glass window,
roof repairs as needed, and general window maintenance/repair work, shall be finalized within
the first five years of the Mills Act Agreement, with all other work items completed within the
first ten years of the Mills Act Agreement. Proof of status and completion, as requested from
time to time 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 shall be amended or removed/replaced
from the improvements list.
3-
MILLSACTAGREEMENT
2028 North Greenleaf'Street
Santa Ana, CA 92706
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 hearing 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 %z) percent by Government Code Section 50286) of the current fair 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 frustrates the purpose of this Agreement, 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
federal, for injunctive relief against any violation by Owner or apply for such relief as may be
appropriate.
-4-
MILLSACTAGEEEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
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
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 shall 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 2028 North Greenleaf
Street, Assessor Parcel Number, 002-081-22, 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, shall conclusively be held to have been executed,
delivered, and accepted subject to the tenants, restrictions, and reservations expressed in this
Agreement regardless of whether such covenants, 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) and is located in the Floral Park National Register Historic District. 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 and is
located within the Floral Park National Register Historic District.
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 Agreement 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
-5-
MILLSACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
Attn: Clerk of the Council
Owners: Charles William Lake and Julie S. Lake, as Trustees of the Charles William Lake
and Julie S. Lake 2002 Family Trust Dated September 20, 2002
Attn: Charles William Lake and Julie S. Lake
2028 North Greenleaf Street
Santa Ana, CA 92706
1.0. 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 acting 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 regardless 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, conditions, 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, reservations, or restrictions contained herein, or to
determine the rights and duties of any party hereunder, 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.
-6-
M7LLSACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
g. This Agreement shall be construed and governed in accordance with the laws of
the State of California, with venue in Orange County.
11. Recordation.
No later than twenty (20) days after the parties execute and enter into this Agreement, the
City shalt 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)
-7-
ATTEST:
OWNERS
Date: ).4
Date: V -1, (o /a ``
APPROVED AS TO FORM:
SONIA CARVALHO
City Attorney
p.. DON SALVXTIERRA
Deputy• i
A-2024-M 5
MILLSACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
CTTY OF SANTA ANA
Alvaro Nunez
Acting City Manager
By: a/y/A
CHARLES WILLIAM LAKE
Trustee, Charles William Lake and Julie S.
Lake 2002 Family Trust
Dated September 20, 2002
YUJUE S. LAKE
Trustee, Charles William Lake and Julie S.
Lake 2002 Family Trust
Dated September 20, 2002
FOR APPROVAL:
MINH THAI
Executive Director
Planning and Building Agency
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of D!`a
/ t
On �"� � "v�- � before me, !tdrE'Lr., Gi
(insert name and title of the officer)
personally appeared G�"rI�S otr� 3- 1;e �J4e
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
wa.r
WITNESS my hand and official seal Public
Notary Public AN cluw
• California
= Orange County a
Commission a 2357778
r �•:.a."�� My Comm. EAplres may 15, 2025
e
(Seal) Signature;,
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of Orange )
On April 15, 2024 before me, Claudia M. Fernandez -Shaw, Notary Public
(insert name and title of the officer)
personally appeared Alvaro Nunez
who proved to me on the basis of satisfactory evidence to be the person) whose nameare
subscribed to the within instrument and acknowledged to me that4Wsh6/theyexecuted the same in
,(L�authorized capacity(ies-) and that b eF/ttleiF signature() on the instrument the
person(4 or the entity upon behalf of which the person(*acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
CLAIIDIAl FERNANDEZ-SHAW
hand and official seal. NOLaryPubiic-Cadfornia
Orange COLnty
r i rComm.Commission 23885,
`'�•e�•"�My Com. Expires Jan 25, 2026
MILLS ACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF
ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
LOT 6 AND THE NORTH 3 FEET OF LOT 7 OF TRACT NO. 813, IN THE CITY OF
SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP
RECORDED IN BOOK 25 PAGE 3 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE
COUNTY CALIFORNIA.
Assessor's Parcel Number: 002-081-22
9-
EXECUTIVE SUMMARY Exhibit B
C.P. Johnson House
2028 North Greenleaf Street
Santa Ana, CA 92706
NAME
C.P. Johnson House
REF. NO.
ADDRESS
2028 North Greenleaf Street
CITY
Santa Ana
ZIP
1 92706
ORANGE COUNTY
YEAR BUILT
1928
LOCAL REGISTER CATEGORY: Key
HISTORIC DISTRICT
I Floral Park National Register Historic
istrict
NEIGHBORHOOD
Floral Park
CAUFORNIA REGISTER CRITERIA FOR EVALUATION
C13
CALIFORNIA REGISTER STATUS CODE
5S3
Location: ❑ Not for Publication ® Unrestricted
❑ Prehistoric ® Historic ❑ Both
ARCHITECTURAL STYLE: Tudor Revival
The Tudor Revival looked to medieval England for its inspiration. Signature features of the style include steeply pitched
gables; decorative half-timbering; arched openings, often Tudor or Gothic in form; asymmetrical arrangements of building
features; tall brick chimneys; and picturesque windows of leaded glass or diamond patterned lights. The more ambitious
examples of the Tudor Revival were executed in brick or even stone; however, stucco over wood frame is quite common
in the forgiving climate of southern California. The Tudor Revival was favored primarily for residential buildings, although
small scale commercial buildings in the style also occur. Originating in the late 19th century, the Tudor Revival was
associated with some Craftsman era building but was most popular during the 1920s and 1930s.
SUMMARY/CONCLUSION:
The C.P. Johnson House qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1 for
embodiment of the distinguishing characteristics of a Tudor Revival style residential building. The recommended
categorization is "Key" because it has a distinctive architectural style and quality reflective of the Tudor Revival style
(Santa Ana Municipal Code, Section 30-2.2).
EXPLANATION OF CODES:
• 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.
• 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.
to be individually eligible for local listing or
State of California —The Resources Agency Primary
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomi;
NRHP Status
Other Listings
Review Code
or number (assigned by recorder) C.P.
P1. Other Identifier:
*P2. Location: ❑Not for Publication MUnrestricted *a. County Orange County
*b. USGS 7.5' Quad: Orange Quadrangle California -Orange County 7.5-Minute Series Date: 2022
*c. Address 2028 North Greenleaf Street City: Santa Ana Zip: 92706
*a. Other Locational Data: Assessor's Parcel Number 002-081-22
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The C.P. Johnson House is a one -story -with -attic, single-family, Tudor Revival Style residence located on a modestly sized
parcel in the Floral Park National Register Historic District (Figure 1). The asymmetrical residence exhibits an irregular -
shaped plan with a complex, multi -gable roof system clad in asphalt shingles. The primary (east) facade contains a steeply
pitched front gable crossed with and a side -gable that has a tiered roofltne. Its steeply pitched roof form is reflective of the
French Eclectic style. A central, stucco -clad chimney that is capped with lattice and asphalt shingle roofing, and a single vent
contained within a decorative dormer, are both located at the primary (east) facade. The exterior of the house is clad in sand
finish stucco. An open brick patio at the primary (east) facade contains the primary entrance, which is located within a
smaller, steeply pitched front gable (Figure 2). The main entrance is composed of a round wooden door featuring vertical
panels and has an operable arched window behind a wrought iron decorative grill and metal hardware (Figure 3).
(See Continuation Sheet 3 of 5.)
*P3b. Resource Attributes: (list attributes and codes) HP2. Single -Family Residence and HP4. Ancillary building
*P4. Resources Present: ■Building ❑Structure []Object []Site []District ❑Element of District []Other
135b. Photo: (view and date)
(Figure 1) Primary (East) elevation
view west, August 2023
*P6. Date Constructed/Age and
Sources: Ehistoric
19281 City of Santa Ana Building
Permits
*P7. Owner and Address:
Charles and Julie Lake
2028 North Greenleaf Street
Santa Ana, CA 92706
*P8. Recorded by:
Andrea Dumovich Heywood
City of Santa Ana
20 Civic Center Plaza M-20
Santa Ana, CA 92702
*P9. Date Recorded:
November 2, 2023
*P10. Survey Type:
Intensive Survey Update
*P1 i. Report Citation: (Cite survey
report and other sources, or enter "none")
None
*Attachments: []None (]Location Map ❑Sketch Map ■Continuation Sheet SBuilding, Structure, and Object Record
OArchaeologicai Record []District Record []Linear Feature Record ❑Milling Station Record ❑Rock Art Record
OArtifact Record OPhotograph Record [] Other (list)
DPR 523A (1/95) *Required information
State of California —The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
Page 2 of 5 *NRHP Status Code 5S3
"Resource Name or S: G.P. Johnson House
B1. Historic Name: C.P. Johnson House
B2. Common Name: Same
83. Original Use: Single-family Residence B4. Present Use: Single-family Residence
*135. Architectural Style: Tudor Revival Style
*136. Construction History: (Construction date, alterations, and date of alterations):
August 3, 1928, Permit to construct a residence and garage. $6,500.
September 18, 1933, Rebuild chimney. $10.
February 15, 1961. Swimming pool. $2,500.
August 17, 1967. Add to residence (3 rooms and bath). $5, 000.
July 16, 1998. Reroof
Unknown. Alterations to the detached garage's siding.
*B7. Moved? ■No OYes OUnknown Data: Original location:
*138. Related Features: Swimming pool, detached garage, open patio at front facade, front yard circular brick planters, and two
cypress trees with manicured hedges and bushes in front yard.
139a. Architect: Unknown
b. Builder: Unknown
*1310. Significance: Theme Residential Architecture Area Santa Ana
Period of Significance: 1928 Property Type: Single-family Residence Applicable Criteria: C13
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address Integrity)
The C.P. Johnson House is architecturally significant as an intact example of a Tudor Revival style house in Santa Ana.
According to City building records, it was built in 1928 for approximately $6,500, for C.P. Johnson; however, the original
architect and builder are unknown. From 1929-1930, the subject property was occupied by W. W. Ross. Between 1931 to
1934, L.A. Tumor owned and occupied the property. City Directories list Mrs. Matz Turner as the property owner in 1935.
R.W. Ashley occupied the property between 1936 and 1937. From 1938 to 1941, W. F. Graves owned the property. No
records were available between 1942 and 1944. In 1945, the owner is listed as E.S. Ulves. The 1946 City Directory was not
available. The owner is S.A. Young is listed between the years 1947 and 1954. (See Continuation Sheet 3 of 5).
B11. Additional Resource Attributes: (List attributes and codes)
*1312.References:
City of Santa Ana Building Permits
Santa Ana History Room Collection, Santa Ana Public Library
Sanborn Maps
(See Continuation Sheet 3 of 5.)
B13. Remarks: None
*B14. Evaluator: Andrea Dumovich Heywood, City of Santa Ana.
*Date of Evaluation: November 2, 2023
(This space reserved for official comments.)
C.P. Johnson House
Sketch Map 2028 North Greenleaf Street
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State of California —The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 3 of 5 Resource Name: C.P. Johnson House
`Recorded by Andrea DUmoylCn Heywood "Date November 2, 20230 Continuation ❑ Update
*P3a. Description (continued):
Fenestration on the primary (east) fagade moving south to north includes a pair of multi -light casement wood windows below
the primary front gable; a single, wood -framed leaded -glass square window adjacent to the primary fagade; a single, fixed
narrow window with decorative exterior wooden bars; and a larger fixed wood window flanked by multi -light casement wood
windows (Figure 4). The north, south, and rear (west) fagade fenestration pattern is composed of a mix of single, double, and
triple casement, multi -light wood windows; multi -light single and double wood doors; along with casement, single, and double -
hung wood windows (Figure 5). Three dormers are located at the south side fagade, one dormer is at the north side fagode,
and two dormers are along the rear (west) fagade. Second story dormers along the secondary and rear facades contain
paired multi -light casement wood windows, with the exception of a single fixed wood window on the smaller south side
dormer (Figure 6). All original windows throughout include a prominent wood window sill.
Additional architectural features include a low, stucco -clad wall with asphalt shingle coping that partially encloses the open
patio at the primary (east) fagade; a rear porch covered by a canvas canopy at the rear (west) fagade featuring metal railing
and a raised platform,, a secondary, stucco -clad chimney along the north fagade; hood moldings, pronounced and projecting
angles within the roof and often above windows; window canopies; a horizontal slat vent at the primary fagade's main gable;
and round vents at each dormer's gable end (except for the small, middle dormer at the south fagade). The rear yard contains
a single -story detached garage and a rear pool. The garage's primary (east) fagade is designed with wide horizontal siding
and a wood garage door, and the north (side) fagade features narrow horizontal siding with a single wood window and door
(Figure 7). The property is landscaped with a front lawn, two round brick planters, manicured hedges and shrubs, and
medium-sized trees including two Italian Cypress trees. Brick lines the driveway and open patio at the primary (east) fagade.
*B10. Significance (continued):
By 1955, H.W. McKague owned the property. No ownedoccupant records were available between 1956 and 1959. From
1960 to 196Z E.H. Wilhelmi is listed as the owner. City directories are unavailable between 1963 - 1979. In 1980 and 1985,
the owner is not listed in directories. Grey and Melissa Figge owned the property in Circa 1988. The present-day owners,
Charles and Julie Lake, have owned the property since 1989. In 2011, the property's ownership was transferred to a family
trust, however Mr. and Mrs. Lake continue to reside in the property. No additional information was uncovered regarding the
past owners and tenants.
The C.P. Johnson House Is located in Floral Park, a neighborhood northwest of downtown Santa Ana bounded by West
Seventeenth Street, North Flower Street, Riverside Drive, and Broadway. Groves of orange, avocado, and walnut trees and
widely scattered ranch houses characterized this area before 1920. Developer and builder Allison Honer (1897-1981),
credited as the subdivider and builder of a major portion of northwest Santa Ana, arrived in Santa Ana from Beaver Falls,
New York in 1922 (Talbert, pages 353-356). "Before nightfall on the day of his arrival, Mr. Honer purchased a parcel of land.
And that month, he began building custom homes in Santa Ana" (Oranae County Register September 15, 1981). The parcel
chosen became the Floral Park subdivision between Seventeenth Street and Santiago Creek. "When built in the 1920s, the
Floral Park homes were the most lavish and expensive in the area. They sold for about $45,000 each" (orange County
Register September 15, 1981). Revival architecture in a wide variety of romantic styles was celebrated in the 1920s and
1930s and Floral Park showcased examples of the English Tudor, French Norman, Spanish Colonial, and Colonial Revival.
The Allison Honer Construction Company went on to complete such notable projects as the 1935 Art Deco styled Old Santa
Ana City Hall, the El Toro Marine Base during World War 11, and the 1960 Honer Shopping Plaza. Honer lived in the
neighborhood he had helped to create, at 615 West Santa Clara Avenue.
In the late 1920s and 1930s, another builder, Roy Roscoe Russell (1881-1965), continued developing the groves of Floral
Park. An early Russell project was his 1928 subdivision of Victoria Drive between West Nineteenth Street and West Santa
Clara Avenue. The homes were quite grand and displayed various revival styles, including Russell's own large, Colonial
Revival mansion at 2009 Victoria Drive. In 1937, Roy Rodney Russell, joined his father's firm and by 1945 it was renamed as
Roy Russell and Son. In the early post World War 11 years, Floral Park continued its development as numerous, smaller,
single-family houses were built. Continuing in the Floral Park tradition, they were mostly revival in style. In the 1950s, low,
horizontal Ranch Style houses completed the growth of Floral Park. Today (2023) Floral Park maintains its identity as the
premier neighborhood of Santa Ana, historically home to many affluent and prominent citizens.
The C.P. Johnson House qualifies for listing in the Santa Ana Register of Historical Properties under Criterion 1 as an intact
example of a Tudor Revival style home in Santa Ana. Located in Floral Park, the house cost $6,500 to build in 1928. The
recommended categorization is "Key"because it has a distinctive architectural style and quality reflective of the Tudor Revival
style (Santa Ana Municipal Code, Section 30-2.2). Character -defining features of the C.P. Johnson House include, but may
not be limited to: irregularshaped building footprint and massing, asymmetrical primary fagade; complex roof form with multi -
gable roof system featuring steeply pitched gables and dormers; large, side -gabled roof visible at the primary fagade that is
reflective of the French Eclectic style; central chimney; sand Finish stucco siding; open brick patio at primary fagade; primary
entrance within a steeply pitched front -facing gable, that features an arched wood door with an arched, operable light behind
DPR 523L
State of California —The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
4 of 5 Resource Name: C.P. Johnson House
mded by Andrea Dumovich Heywood *Date November 2, 2023❑O Continuation ❑ Update
decorative wrought -iron grille and metal hardware; all original wood windows throughout which are primarily multi -pane
casement and double -hung style, as well as a single, leaded glass window; hood moldings; projecting angles within the roof
and often above windows; detached garage; and front yard lawn with landscaping including mature trees and shrubs.
*B12. References (continued):
Almendral, Dylan M. "The Home of Dynasties: Historic Home Profile." My Blog. 12 January 2020. Available:
hops://www.dvlanmalmendraLcom/bloaRhe-home-of-dynasties. Accessed., 1 February 2023.
Ancestry.com. California, Death Index, 1940-1997 [database on-line]. Provo, UT, USA: Anceshy com Operations Inc, 2000.
Harris, Cyril M. American Architecture: An Illustrated Encyclopedia. New York, WW Norton, 1998.
Marsh, Diann. Santa Ana, An Illustrated History. Encinitas, Heritage Publishing, 1994.
McAlester, Virginia and Lee. A Field Guide to American Houses. New York., Alfred A. Knopf, 1984.
National Register Bulletin 16A. How to Complete the National Register Registration Form." Washington DC: National
Register
Newspapers.com (Orange County Register and Santa Ana Register)
Branch, National Park Service, US Dept. of the Interior, 1991.
Office of Historic Preservation. "Instructions for Recording Historical Resources." Sacramento: March 1995.
Whiften, Marcus. American Architecture Since 1780. Cambridge: MIT Press, 1969.
Santa Ana and Orange County Directories, 1928-2008.
Talbert, Thomas B. The Historical Volume and Reference Works: Covering Garden Grove, Santa Ana Tustin. Volume I. -
Orange County. Whittier. Historical Publishers, 1963.
DPR 523L
State of California —The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Page 5 of 5 Resource Name: C.P. Johnson House
"Recorded by Andrea Dumovich Heywood *Date November 2, 20230 Continuation ❑ Update
Additional Figures.,
e
t.
Figure 2. The primary entrance is located within a
Figure 3. The main entrance has an operable arched
smaller, steeply pitched front gable adjacent to a leaded
window behind a wrought iron decorative grill, facing
lass window, facing west.
east.
I
Figure 4. A large fixed wood window flanked by multi-
Figure 5. Multi -light wood casement and fixed windows,
light casement wood windows at the primary (east)
facing north.
fa ade, facing northwest.
it
✓fir,,,
Figure 6. Second story dormers at the south (side)
Figure 7. A single -story detached garage, facing
facade contain paired multi -light casement wood
southwest
windows, with the exception of a single fixed wood
window on the smaller dormer, facing northwest.
DPR 523L
MILLSACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
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 destroyed. The removal or alteration of any
historic material or distinctive architectural features should be avoided when
possible.
3. All buildings, structures, and sites shall 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, structure, 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, substantiated by historic,
physical, or pictorial evidence rather than on conjectural designs or the
availability of different architectural elements from the other buildings or
structures.
The surface cleaning of structures shall be undertaken with the gentlest means
possible. Sandblasting and other cleaning methods that will damage 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, an such design is compatible with
-I-
MILLSACTAGREEMENT
2028 North Greenleaf Street
Santa Ana, CA 92706
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.
-2-
Exhibit D
Proposed Structure Improvements ("Work Plan")
2028 North Greenleaf Street
Item
Year
Improvement
1
2025
Maintenance/repairs to windows
Repair leaded glass window
2
2026
Roof repairs as needed
3
2028
Exterior painting
4
2030
Electrical upgrades