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Willowick Q&A

1. When is the RFP proposal deadline?

Deadline for submissions is June 28, 2019 at 3:00pm.

2. Please confirm that Campesino Park and the adjacent auto salvage yard are to be treated as outparcels.

These parcels are separate and not part of the Willowick RFP. Please refer to Attachment No. 1, the Preliminary Title Report.

3. The KWIZ radio station also appears to be an outparcel, based on the survey, but it sits right in the middle of our property. Please confirm that we can move it elsewhere in our master plan.

Relocation of the KWIZ radio station has not been addressed. Each respondent/developer is encouraged to describe their respective approach to address the KWIZ radio station into the master development plan.

4. Can we expect any flexibility in the Santa Ana Zoning Ordinance with respect to parking? For example: a shared-parking strategy or a TOD reduction?

While each proposal will be evaluated on its own merits, the City of Santa Ana is open to creative and innovative approaches to satisfy the parking demand for the proposed project. The City of Santa Ana has utilized shared-parking strategies and similar parking tools in the past.

5. Is it fair to assume that the project will be treated as a “Specific Plan” under Santa Ana zoning?

The City of Santa Ana will evaluate each proposal and establish the applicable zoning tool and means by which to establish development standards for the subject property.

6. Should we assume that the typical yard requirements for R3 Class III or IV zoning will apply, or will we get some flexibility? For example, could zero-lot line rules apply to front yards for higher-density multi-family?

Development standards such as yard requirements will be evaluated based upon individual proposals and consistent with similar recent development projects.

7. Do you have some specific case studies that you’d like us to study?

This should be determined by each respective respondent/developer.

8. We only have around one month to prepare the package, I am worried we have too little time to finish the package, can we ask for 2 weeks extension?

The Willowick discussions began in December 2017. Along with community outreach through the Envision Willowick process in 2018. The RFP deadline of June 28, 2019 is not expected to change at this time.

9. Appraised Value of site?

This information is not available.

10. Does the city have an idea of what they would like for the property? Price?

The Envision Willowick process presents a series of land use concepts as a guide only. Here is a link to the Envision Willowick website (https://ggcity.org/econdev/envision-willowick). The focus of the Willowick RFP effort is to allow creativity and innovation to be brought forward through a conceptual master development plan.

11. Is there any way to get a general development agreement done with an all cash offer? (meaning a guaranteed number of apartments, single family, office’s, retail square footage, ext.)

Described in Section 7 of the Willowick RFP, the all-cash offer proposals are non-contingent in which the real estate transaction under this scenario would anticipate disposition of the property “AS-IS” with no contingencies.

12. Can we submit multiple offers of different situations?

Respondents/Developers are encouraged to submit one proposal, with Optional Scenarios.

13. Do you happen to have a list of questions and answers to the informal review a few weeks ago?

These questions and answers also comprise of those questions asked during the preproposal conference dated, Friday, May 17, 2019.

14. When will your Circulation Element be completed?

The Circulation Element’s completion date is scheduled to occur in Spring 2020 slightly ahead of the comprehensive General Plan update.

15. What are your thoughts on properties to the south and their General Plan Designations?

The City of Santa Ana is currently undertaking a comprehensive update to its General Plan including the Land Use element. The update includes studies of Five Focus Areas for possible Land Use alternatives. The Willowick project site is located within one of the Five Focus Areas consistent with the OC Streetcar alignment. The General Plan team recently completed a Citywide survey and held Focus Area workshops. The results of the survey will be shared with the Planning Commission and City Council in the coming months.

16. How do you reconcile the zoning? How do you balance the economic needs of both cities and value open space?

For Santa Ana, each proposal will be evaluated based on its consistency with the new General Plan Vision Statement, Core Values (Culture, Health, Equity, Sustainability, Education) and Policy Framework https://www.santa-ana.org/sites/default/files/pb/general-plan/documents….

17. What is the best way to submit proposal?

Please see Page 5 of the RFP, Submission Instructions.

18. How do you integrate the radio tower?

Relocation of the KWIZ radio station has not been addressed. Each respondent/developer is encouraged to describe their respective approach to address the KWIZ radio station into the master development plan.

19. What type of environmental document is needed?

While the size of the property and scope of development that may be proposed suggests that an EIR might be required, the final environmental clearance document will depend upon the development proposed, environmental impacts identified, and mitigation measures required. An initial study will be required, which will be used to make the final determination.

20. Any progress or history on the Corridor? (I'm thinking this pertained to the OCTA Corridor)

The City of Santa Ana is currently undertaking a comprehensive update to its General Plan including the Land Use element. The update includes study of Five Focus Areas for possible Land Use alternatives. The Willowick project site is located within one of the five focus areas consistent with the OC Streetcar alignment. The General Plan team recently completed a Citywide survey and held Focus Area workshops. The results of the survey will be shared with the Planning Commission and City Council in the coming months.

21. Regarding the bus storage? Any discussion on disposition of site?

The OCTA Streetcar Maintenance Building is under construction at 2008 West 5th Street.

22. Regarding the Streetcar plan, can you give an overview, and timing? Start and end of Construction?

The OC Streetcar project construction is now underway and anticipated to be completed by 2022. Additional information is available on the OCTA website at https://octa.net/Projects-and-Programs/All-Projects/Rail-Projects/OC-St…

23. What is the estimated ridership of the OC Street Car?

7,300/day per Tresa Oliveri - (714) 560-5374 - ocstreetcar@octa.net

24. Where do the residents live that participated in visioning?

Santa Anita neighborhood, Santa Ana, and Garden Grove residents participated in the Willowick visioning.

For the General Plan Update, the community outreach on the Land Use Focus areas was completed in April. A total of 72 persons attended the OC Streetcar Focus Area meeting many of which were local residents. A copy of the presentation can be found here: https://www.santa-ana.org/sites/default/files/pb/general-plan/W_SantaAn…

25. Were there any market studies done?

A market assessment report was completed during the Envision Willowick process in 2018. The report is available on the Willowick RFP website at: https://ggcity.org/sites/default/files/2019-01/Willowick-HATCH-Presenta…

26. How much of an impact does the Santa Ana River Project, overseen by the Orange County Department of Public Works, affect development along the eastern boundary of Willowick?

This will be determined by the proposals received and their level of interface with the Santa Ana River Project.

27. In addition, are there any mandates that require a certain distance between the Santa Ana River or the Santa Ana River trail and any potential new development? Or are developers able to build up to the boundary of the river trail.

The project shall be mindful of the City of Santa Ana’s General Plan’s Open Space Element Goal of preserving, expanding, and creating additional open space areas and linkages throughout the City to protect the natural and visual character of the community, and to connect to local and regional activity centers. In addition, each project should explore opportunities to incorporate pedestrian, multi-modal, and landscape amenities along the OC Streetcar route, flood control channels, and other underutilized sites.

28. Are there any other additional information the cities can provide the respondent to make a more thorough and well rounded submittal?

The Phase I Environmental Site Assessment has been uploaded to the website in the "Links" section.

29. Can proposer’s articles of incorporation be included as a supplemental attachment, not included in the 50 page count limit? (RFP Section 2.4)

Yes, the Articles of Incorporation can be included as a supplemental attachment, not included in the 50 page count.

30. Will the requested proforma template (~13 pages) be included in the 50 page limit or can this be included as a supplement to the presentation?

Yes, the pro forma can be included as a supplemental attachment, not included in the 50 page count.

31. Can the proforma template be made available in an excel format?

Yes, please view the "Links" portion of the website.

32. Can you provide a list of any third-party consultants, if any, that have been engaged to evaluate the site?

At this time, no third-party consultant has been retained to evaluate the site. However, Leighton and Associates, Inc. prepared a Phase 1 Assessment for the City and Penco Engineering has prepared our boundary survey.

33. Can any CAD, survey, manipulatable graphics files or similar be provided for the site?

At this time, none are available.

34. Can the outparcels (radio station, auto-dismantling property, grass field not identified as being owned by Garden Grove) be assumed to be acquired at a later date and integrated into plans?

The sign-in sheet from the May 17, 2019 pre-proposal conference will not be made public. As stated in the RFP, page 9, public disclosure of negotiations and proposals will not be made until the conclusion of negotiations and ENA terms are presented to the City Council for approval.

35. Will RFP responses in entirety, or sections, be available to public and/or publicly disclosed?

As stated in the RFP, page 9, public disclosure of negotiations and proposals will not be made until the conclusion of negotiations and ENA terms are presented to the City Council for approval. General Condition 7, page 10 of the RFP, further explains that there will be no public opening of proposals until a successful proposer is selected and presented to the City Council for consideration. Furthermore, as explained in the Public Records Act section at page 11 of the RFP, information marked Trade Secret or Confidential or Proprietary information will not be disclosed unless required by law or court order.

36. Would you be willing to enter into NDA or other protective measure in order to protective developer financial information?

As explained in the Public Records Act section at page 11 of the RFP, information marked Trade Secret or Confidential or Proprietary information will not be disclosed unless required by law or court order, subject to a defense/indemnity by the proposer in the event of litigation seeking disclosure of the information.