Board of Education Special Meeting, January 27, 2026

001like to welcome everyone here in the chamber and those watching via live stream and call the January 27th, 2026 special meeting of the board of education to order with all trustees present. Uh we will now move to item B, adoption of the agenda. Tonight's agenda includes the consideration of proposals to construct and operate affordable workforce housing at two district properties. Can we get a motion to adopt today's agenda? Trustee Hazen. I see a second by trustee win. Trust trustees win and or please vote. All other trustees, please vote. >> All right. Miss Stoultz, can you please provide information for public speakers about today's meeting protocols? >> Yes. Today's meeting of the board of education is a business meeting that is conducted in public and board members will not engage in dialogue with members of the

002audience. Board bylaw 1025 sets the time limit for public comment on agenda items at a maximum of 20 minutes. Please listen for your name to be called. Speakers are listed and called in the order received. When your name is called, please come to the podium to speak. When you begin speaking, the green light below my name on the dis indicates that the timer has started. When the light turns yellow, you will have one minute remaining. A buzzer will indicate that your time has expired. If you have not yet done so and would like to sign up for inperson public comment, iPads are available in the back of the auditorium and in the lobby. >> Thank you, Miss Stoultz. Superintendent, would you like to offer opening comments? >> Yes, thank you. um this is a continuation

003of yesterday and so I I want to again highlight the fact that we're actually doing something pretty phenomenal for our community and so I commend being a part of this board um and this work. I do want to remind us of some of the agreements that we all came to yesterday. I want to reiterate them um again just to make sure that we were thorough um but also to make sure that everyone here is the same thing as yesterday. So, as a result from the housing workshop yesterday, um what we are going to be um studying and bringing back to our board is we're refining the district housing need um which includes a staff survey with topics such as interest in housing, household income, household size, parking needs, coordinate with labor partners to increase any

004survey participation, and bring results back um to the board of the survey. As negotiations proceed with the developers that were selected, we will m maintain a firewall. The communication must go through um in writing through Lee and real estate staff. There will be clear parameters on any changes um given the the scope of the project. If financing stalls out, we will actually come back. We will consider tradeoff of less district revenue for lower rents. Other areas of interest is where we want responsible subcontractors, project labor agreements, time to occupancy, parking aligned with needs. There were specific asks of normal street from proa malik which has seven 70 foot setbacks from annex one less height adjacent to Bernie elementary elementary 120% AMI with subsidy comparable to 110 AMI no district interests in senior housing community impact

005negotiation design connected to community conversation community amenities placemaking and a dog park um for commercial street we agreed um to continue our conversations with Murka um to do a thorough review of Murka proforma and financial underwriting for feasibility and an automatic shift to Decro if an agreement is not quickly reached with Murka. Wanted to just hold that from yesterday so that you hear those um that the conversation and the expectations that you have for our staff as we return and then gather any new information from um this meeting today. >> Thank you, Superintendent Trusty Hayes. >> Thank you. I really appreciate that. And I'm wondering because we don't have a meeting tomorrow like we did today, if at the end of this meeting if we can hear back a report out of those items that

006are identified today um to come back to us with. So if that can be clarified at the end of this meeting. >> Yes, I will ask staff that helped me write this to do that. Thank you very much. >> Great. Thank you. Okay, we will now consider item C2, which is the presentation of proposals to construct and operate affordable workforce housing and joint occupancy at 2375 Congress Street, the Ballard Center. We will hear presentations from three proposers on this property. The order of the presentations will be determined by a random draw and we will ask Trustee Ord to get us the order of presentations. All right. Okay. >> Yeah. Okay. Great. Thank you, Trusty Ord. So, we will start with community housing works. You have 10 minutes for your presentation. I think we're just waiting

007for the PowerPoint. That's our full proposal. All right, let's stop the clock. Can we stop the clock, please? >> Just restart it. Yeah. >> Thank you for your >> Yes. >> [cough] >> Okay. >> Oh, thank you so much. >> All right. Thank you. [laughter] Appreciate it. >> Okay. Good evening, President Barrera and trustees. I'm Kevin Likner, senior vice president of housing and real estate development at Community Housing Works, a mission-based affordable housing nonprofit headquartered headquartered right here in Mission Valley. Our proposal partners from Streamline Development as well as representatives from LPA architects and Highland General Contractors are also with me here tonight. We greatly appreciate this opportunity to present our proposal to you as you take a groundbreaking step toward building thousands of new homes on district lands. We would like to be your

008partners in this effort and are open to making adjustments to our proposal to best meet your needs. Unit mix, density, affordability levels, business terms. We just want to be your partner in this effort. With our RFP response, you would maximize housing for the community and benefits for the school district and its employees and students. We have a strong history of successfully delivering public private partnership projects and have the development and operations team that best meets the board's adopted goals. We know housing is not what the district does every day and that is why you engaged Lassar consultants to provide a thirdparty analysis and recommendation. Lassar scored our proposal the highest for this site and found our housing mix to be the most consistent with the goals of the district. We will deliver 346 new homes

009for district employees and their families below 120% area median income, also commonly referred to as AMI, and an additional 38 homes up to 150% AMI for a grand total of 384 new homes. We will also pay the district $500,000 upfront and approximately 361 million in long-term lease revenue. Our proposal delivers the greatest benefits for your workforce, the strongest financial return, and the lowest delivery risk, which I'll go into in more detail. Execution matters on a complex infill site like Oldtown. Our team is based right here in San Diego and many of many of us have kids including three of mine who are in district schools. CHW and Streamline have delivered more than 3,000 homes across the county, invested approximately $967 million locally, and built 48 housing communities in this region. We pride ourselves on being

010a responsible development partner that works productively with organized labor subcontractors and maintains strong work standards. Our proven track record in San Diego reduces risk for the district. It means fewer entitlement snafuss, fewer redesign cycles, and moving families into new homes faster. CHW partnered with Streamline, which specializes in missing middle housing because district staff do not fall into a single income bracket. Our partnership with Streamline allows us to serve both traditional affordability levels that qualify for California's affordable housing property tax exemption as well as middle inome and moderate income employees who based on the district's own employee survey would be excluded from tax credit financed housing. We were also very intentional about building out the rest of our development team. LPA, our locally based architect, has delivered multiple successful affordable housing projects for community housing works

011and TK through2 projects for the district. Likewise, our construction partner Highland has delivered multiple new communities for CHW and multiple projects for the district. And uh for example, for CHW collaborated with the Black Contractors Association on workforce development and apprenticeship opportunities and is a trusted partner of ours. In short, you're ch you're choosing a partner to finance, entitle, build, and operate an old town for decades. This is exactly what our team does. This is the core of our proposal. Meet the district's number one priority and maximize the number of affordable units. The RFP targeted housing costs at less than 30% of a family's income and not a specific AMI level. As we know, San Diego is not just in an affordable house housing crisis, but a housing crisis at all income levels. The district's employee

012housing survey shows that over one-third of district employees earn above 80% AMI and still cannot afford to live near the schools where they work. By including middle inome and moderate inome housing, we serve a greater diversity of district employees and families than proposals that are limited to narrower income bands while strengthening the district's long-term operations and reserves to support operating budget stability, equitable access to a quality homes and an inclusive mixed income community. Our proposal includes 384 total homes. 346 are more at our are at more traditional measures of affordability up to 120% AMI plus another 38 up to 150% AMI for a total of 348. To restate this more uh succinctly, 151 homes at 30 to 80%, 195 homes at 100 to 120% and then 38 homes at 120 to 150% for a grand

013total of 384. Our proposal results in the highest affordable housing yield for Oldtown that is aligned with actual district employee housing needs. We also have put forward the strongest revenue proposal for this site. Our proposal includes an average annual ground lease payment to the district of approximately $3.5 million and a $500,000 upfront payment. Over the term of the lease, they would generate a total of 361 million in ground lease revenue. This is predictable revenue that supports district operations. We sized our annual payments to the district using a very simple formula based on available cash flow from year to year. And our estimated annual payments are not contingent upon future refinance transactions or future hypothetical gains in value that may never come to pass. We are simply splitting the available cash flow with the district. Equally

014important, this revenue projection is based on conservative underwriting and a financable capital structure. So it is durable across market cycles. By making future payments from available cash flow, we have not created any new gaps with guaranteed payments, which would require more subsidy and more time to finance. The more time it takes to finance this new housing, the longer it will be before the district receives any payments. We have chosen the most straightforward pathway to creating new housing, maximizing payments to the district, and minimizing the time until the district begins receiving those payments. We have very carefully integrated district and community uses into our site program that are directly responsive to the needs of TK through2 employees. We intentionally selected LPA architects for our team given their past experience working with us on several projects including

015Keer Court where Natalie, the subject of this slide, lives. Beyond our work together, LPA was the perfect partner for this proposal given their dedicated K- through2 practice and their experience with a wide range of schools and campuses, most notably the district's Horus Man Middle School and E3 Civic High Charter School. Our proposal includes a community room for the district, creating dedicated space on site for district- aligned programming such as the PTA and family engagement that occurs there now, as well as community uses for gatherings, exploration, the Kumiier culture, and student or community gardens that feature the naked the native ecosystem and heritage of Oldtown. As you know, San Diego's housing crisis is directly affecting school district employees with more than half struggling to cover basic living expenses. Community housing works with 38 years of operating

016history in San Diego, exists to provide affordable and workforce housing, some of which is already supporting district educators and staff. A meaningful share of current existing CHW households include residents who already work locally in education. Community Housing Works also supports the education goals of the district. For example, through CHW's resident services program such as study study stars, our kiddos have shown an average 20 point improvement in math and reading skills with 95% reporting higher career confidence through mentoring and career pathways. Our Oldtown proposal showcases our approach to communitydriven development. We seek to create a transit oriented, inclusive, integrated community that fits into the neighborhood fabric. Before we submitted our RFP response, we met with community, labor, and tribal leaders to build early alignment. We designed carefully to minimize entitlement risk, and we were the only

017team that accounted for the city's planned roundabout at San Diego Avenue and Empia Street. We feature three-story streetf facing buildings consistent with Oldtown's adopted community plan to avoid having to seek substantial height bonuses for taller, bulkier buildings that would cast shadows on their neighbors and could trigger community opposition and entitlement delay. All of this careful planning reduces the risk for the district of unpleasant and expensive surprises later. In keeping with the community plan, we have created a cultural corridor we call Arista walk, which ties into the existing street plan and incorporated features into this pose that honor the Kumier and provide a home for the district's time capsule until it is ceremonially unsealed in 2050. In closing, the CHW team delivers the highest number of homes that are affordable for your employees, the strongest long-term

018revenue for the district, and the lowest delivery risk of completing our proposed development on a predictable timeline. Representatives from Community Housing Works, Streamline Development, LPA Architects, Highland General Contractors, and members of the project team are all available to answer any questions that you may have. This concludes our presentation. >> Thank you so much. Appreciate that. >> Okay. Um, we've got 10 minutes now for questions and answers from board members who would like to begin questions. Trusty Hazen, >> it's actually a clarifying question. Um, and I'm wondering maybe if Lee Dolgraph could come. I think, and this is just about the um information in the deck um around the number of units at specific AMI levels is not the same as what was in the data sheet we received. And so I'm wondering if we can

019just get clarity on which is accurate. >> Yes. Uh I think we had a little bit of a challenge filling out the data sheet. Um the the accurate count is 151 at 30 to 80%. 195 at 100 to 120 and 38 at 120 to 150 for a grand total of 384. And that does match >> that's what was in the original >> it was in the original RFP. Yes. The original proposal. Yeah. >> Okay. And just looking for confirmation Lee from you that that's accurate. [snorts] Why don't we stop the clock wall because this is our question from the developer. >> Yeah. >> So, so thank you Trusty Hazen. Um yeah, it's it's um there are some there's a difference between what's in the slide deck, what's in the we we asked them to fill

020out a a spreadsheet. There was there's difference in that. The spreadsheet and the proposal seem to align, but it's hard to because this the proposal's listed in multiple phases. I have to really sort of analyze the math on that but it doesn't it doesn't directly track. So it's hard you know there is a difference here between the 346 which I think is on um one of your middle slides. >> Yeah the the 346 on the slide is just up to 120% AMI and then there are another 38 units above that level. >> Okay. Yeah. because that's that's what's um a little bit different from what I saw. I'm just trying to do this on the fly here. Um uh I have C can we again stop the clock and can we put it back to

0219 minutes please? Yeah, I I'm I'm the numbers are not exactly aligned [clears throat] and it's it's a little bit and because you have the in looking at your proforma you have two different phases and you have market rate and and and it's maybe it's labeled because you have above 120 AMI and then you have market rate. It's a little bit difficult to make to see how the proposal tracks to the spreadsheet. Although I think the the actual number of units align there, but they don't necessarily align with what was in the slide deck as from what I can tell. Just I'm trying to do this sort of >> Yeah. And I >> I think in retrospect we should have had the three essentially phases that we had and then we should have had probably

022one consolidated one for everyone. Yeah. >> But yes, there are two affordable phases and then there is the um the streamline phase which includes the units up to 150% AMI. >> Yeah. Okay. Yeah. >> So So what the proposer is saying is it's >> it's in the proposal. It's just it could have been consolidated more uh clearly. >> Okay. Uh >> yeah. Okay. I have a I have a clarification question in relation to that which is um in relation to the initial on the 120 in the proposal it was initial estimated average of approximately 120% AMI is that does that mean it's deed restricted to 120% and below but because that language implies that it could be higher than that at some point >> it would be deed restricted to 120 and below. >> All

023right. >> Yeah. Okay. >> Can you clarif So the actual numbers are [snorts] >> the the actual grand total is 384. >> They're 151 at 30 to 80, 195 at 100 to 120 and 38 at 120 to 150. So yeah, so I have those numbers you just quoted seem to align with what you put on the thumb drive you on the spreadsheet because so I got a total of 387 minus three manager units. So that tracks to your 384. I still need to do the math to confirm the 195 to 38 but but in in the various categories but it it seems to track what you just said. >> Okay. >> Yeah. But but [clears throat] not on the on the I what you're saying is the what you put in the spreadsheet is the

024are are the numbers right that align with the >> but not the slide deck. >> The slide deck is a little unclear the way it presents the units that the total is 384. They're the the 348 um >> up to 120 and then the 38. >> So I don't want to burn too much of this time because I think there's a lot of questions here. Um yeah. >> So um real quick, >> um and and I'll we brought this up a little bit last night and I very briefly I'm going to bring it up with all the the biders on this tonight. One of the challenges when you're doing nice projects in areas that where the nice the nice new project is presumably going to be a slightly higher market rate rent than the surrounding

025area. You get into conceptual challenges because we're trying to bring educators in. This is not particularly I just want your response. It's not per se about your project. It's about all the projects. So when you look at the the staff did the assessment of what your prevailing um ranges for onebedrooms in this area is 1,900 to 2500 which is somewhere around 70 to 100% AMI is your prevailing rent in this area. So you So I I just kind of I'm I'm trying to think conceptually because we've never done this before, but in terms of um in terms of that 120 and last night we expressed some difficulties around the 120 as well because even here on normal street 120 is basically market rate a little bit below market rate maybe depending on the bedroom but

026certainly around Congress it's um you know it is um market rate is at the high end 100%. % AMI. So, it's I just kind of want to think about how you're thinking about th that price range in terms of coaxing teachers into the area. >> It's a hard question. I >> Yeah. Yeah. No, I appreciate that. And um because we do have these two different phases, we're proposing to clarify, the affordable would be up to 80%, the average would have to be below 60% with a minimum of 10% set aside at 30%. for the missing middle um we will be basing it on a market study. So even if the AMI is called out at that level it will have to be supported by market data. And then for the 120 to 150 similar scenario

027if the market isn't going to bear a rent at that level then we set it where the market study dictates. other board members. No, [clears throat] >> do we have vice president? Do you have a question? >> Okay. Okay. >> Um I'll I'll just ask and I think it's similar to uh Trusty Patterson's question. So, [snorts] are you willing to have deed restrictions on every unit in the development so that none of our employees would pay more than 30% of their family income on rent? >> Yes. >> Okay. >> Yeah, that was very clear in all of the guiding materials and Yes. >> Great. Thank you. >> Okay. >> Did you have another question? Okay. Um, and could you elaborate a little bit on the joint use? what you're proposing. >> Yeah. And actually, can

028we get uh Matt? So, Matt from LPA Architects, I uh at the center uh Arista Walkway is is a freestanding building attached with surface level parking. Uh that is meant to be the multi-use facility. And I think you know the table can be set on on what's going to go in there and for what uses. But that's adjacent to both the sort of open space that people can have classroom activities or whatever. Also the community garden. It's all sort of in that same area in the central space. >> Great. Thank you. >> So so we would be able to accommodate the current uses and new community uses. >> Great. Vice President. >> Yeah. Thank you. I just want So you had addressed briefly around the safety issue. They talked about that last night with some

029of the corners with the traffic and concerns around that because this is also a urban setting. Um, can you talk a little bit more about how you might be addressing some of those issues? >> Yeah, our design took into account the roundabout that's already planned uh at one corner of the site and then we would have um appropriate off-site improvements that go along with any major development in San Diego. So, you know, the required setbacks, required improvements to sidewalks and crossings. Um, there there will be a full package of off-sights that would come with the the development. And we were also very very thoughtful about kind of where we placed the egress for the parking so that it wouldn't create new midblock issues. Um, so we were very thoughtful about that, too. >> All right.

030Well, thank you so much. Thank you. Oh gosh, that's it. >> Yes, that's it. >> All right. Well, thank you so much. We appreciate it. >> Thank you. >> Okay. Next, we'll ask Bridge Housing to >> Good evening and thank you uh President Barrera, trustees, Superintendent, and staff. Um my name is Mary Jane Jagazinski. I'm vice president, senior vice president of development at Bridge and my colleague here is uh Chris Bloom who's a director of development. Thank you for this opportunity. Um I want to go through kind of how we thought we had read what were your uh goals. We are very flexible though and part of this partnership and what we pride oursel on in collaborating with our our public partners is to try to listen and to be flexible in in work. So,

031we looked at at um at proposals if if you will in plans that ranged from the 141 affordable apartments that we proposed here um all the way up to 262. Um but let me um let me just go to this slide. One of your goals was a partnership with a very qualified developer and owner. I'm not going to spend a lot of time. Uh Bridge is an um affordable housing nonprofit. We are 42 years old. Uh we are uh we have five offices including here in San Diego, downtown San Diego where we have 2,000 units in San Diego County. Um over the years we have developed over 20,000 apartments and our current portfolio is um in excess of 15,000. We were the first uh nonprofit in California and on the Pacific coast to actually go

032to Standard and Pores in 2020 and and uh get a uh a credit rating which really not only looks at at how much money you have in the bank, it's really looking how well your organization is run. That's that's looked at every few years. And we're very proud that we were upgraded to double A minus uh our our partners and they're they're all here today. I'm not going to elaborate too much. Steinberg Hart is our architect. We've curated this team. We've worked well with them. We've had success. Uh BCC is a general contractor. They they have a great deal of experience in this type of construction that's being proposed as well as not only being bondable, but having a very deep balance sheet. Again, minimization of risk is uh what we specialize in and I

033know what you're interested in. And then we were proposing a child care center and MAC project would be the operator of that. I'm going to skip this one. This is really just showing the relationship of our whole team that we've thought about. So um what problem are you solving here is the way I always ask my team and affordable housing for workforce is one that is important. Your data showed that um about 70% 77% of your salaried employees have incomes between 30 and 80%. And then um about 60% um are in in a broader uh category are in there. We so we've really structured our proposal in the in the 30 to up to 80%. Um, family serving was important as well and that's one of the things that that we heard you and and

034so we've designed this with amenities for families, unit sizes for families. Um, 55% of our apartments are two and threebedroom, which is harder to find for families. And we actually were proposing child care. I'm not going to spend a lot of time on sustainability. Everyone builds to green code. Uh but we also you'll see our pedestrian prominade is actually um very rich in amenities. The community meeting really talked about things like a farmers market. So we've incorporated that in our proposal. And not only are we providing parking at onetoone, we also are providing every household transit passes to really um help the pedestrian orientation of this. Now, joint occupancy of the site is one that that we spent a lot of time looking at. Um, your RFP materials all indicated that there was a strong

035um uh indication that that the Ballard Center very well may be historic. We took that along with the 2018 community plan update and and really looked at adaptive re reuse of that site. And we uh proposed about 6,500 square ft of that site for exclusive use by the district for PTA or any other needs um at a dollar a year. And then um the uh larger portion for child care can the community plan is important. This picture and you can't see it all because the timer is on there. This picture was taken on a Sunday at about 11:00 a.m. You can see these are narrow streets and and there are really are a lot of cars. So, we paid a lot of attention to parking as well as density. And so, I I I called

036it restraint for quality of life. We wanted in our proposal what we thought we were hearing is the quality of life for for school employees as well as for the neighborhood. The next two slides are really showing kind of the heart of of our design. If we start over at the top, the pink and blue area, again, assuming that it's adaptive reuse, uh we re repurpose the existing Ballard building um to be used again for child care and exclusive use of the district. The area in front of it is is parking um child care parking and and what and in district parking. But on uh nights and weekends that is also guest parking and and on weekend days we are proposing um that this area be used for a farmers market. And you can see

037the open U shape of of our site with um ungrade parking that is protected from from visual. But um we know how to go underground. We know how to do high-rise. We do all of that, but we're also minimizing risk with that. Again, this is one one proposal. We're happy to work with you. This is just a blow up of really that pedestrian walkway that is really very rich in amenities for res for the residents including a community garden for the residents and the walkway. We incorporate um art etc. We've indicated all of that. It really becomes a linear park. Um I know there'll be questions on this but our upfront offer is um $1 million at close. we are looking at and that's prepaid rent um for years 1 to 30. You can see

038the balance of the years 31 to 95. We're talking about child care revenue and sharing back 50/50. That is not part of the branch. That's an addition. And then a percentage of cash flow. Two two more things and then I think I'll make it under the under the limit here. Community engagement is very important. Working with the community um and because we're going to be a neighbor. We're going to be a long-term neighbor and when we go into a community, we look at that as this is our home as well as our residents home for a long time. Um, we have worked, excuse me, I have a mouth, dry mouth today. We have um we have worked well with labor and we have um successfully done project labor agreements. And just in summary, I'm not

039going to go to the last two which are sources and uses. I think we're looking at what what's what what's what are the benefits to the district. I know you're looking at retention and attraction of of the next generation of school employees. That's really important to us, too. And with having having um having some upfront money is helpful, but I know you want your staffing. Um the lower rents are important for workforce that they're planned that the amenities that there's transit etc. The neighborhood benefits we've talked about um having child care that only would serve not only the residents here but also the neighborhood. [snorts] Um if we ended up with a different plan we can add anotherund 100 120 apartments. we can still include um 5,000 square ft uh for the district. We would

040just not be preserving the Ballard Center as it currently is. So, we are flexible to the district goals and guidance and would love to really partner with you. Um and in summary, I think we have the experience, the financing, the team right here in San Diego, but also supported by the broader resources of Bridge Housing. And thank you very much. We're here for questions. >> Thank you. Thank you so much. >> I'm going to get my water if I might. >> Yeah, sure. >> Okay. Will you grab some water board members? >> Thank you. Much better. >> Any questions? Yeah, Trusty Patterson. >> A couple questions. [clears throat] Thank you so much. So, um I'm intrigued by um by what you said about um the potential for additional units on the site. So, when you

041did the higher density version of this, um which uh um supplanted, we'll say supplanted, that's a nice word, um the Ballard Center. You said you could get how many additional units on the site? um for another building. Our test plan was a good 100 units still with one one parking across the board. Um and 5,000 square ft of of um of shared use with with that 5,000 ft being entirely for um for the district use. You know, we could continue to work and develop that and see if we can also accommodate child care. That would mean that the current Ballard center would be raised. >> Sure. Okay. And that would that would all be deed restricted 80% below. I mean that's your >> Yes. Um yes, we really focused um again thought we heard you

042as as solving that that problem and based on the numbers we we saw in your January uh memo. It seemed like that was the core of the you know of district employees that really could use this housing. >> Thank you. >> Vice President Um, I just had a question. You had mentioned something about like maintaining the historical aspect of the site. Have we I know we've talked about that that on this site, but is there anything historical that we need to or is it just more if the community or the district chose to, but are we required to maintain any of the buildings there? >> Well, we we do need to analyze the historic nature of the of the existing buildings. um you know the be being a school district with our own um land

043use authority, we have um additional without getting into an opinion here, we we have additional authority being our having our own land use authority around that area. But but um it is something we have to consider. Um and um we had a school um in the Midway district that had minor historical years ago that we were able to overcome and we ultimately were able to demolish it because it really wasn't highly significant historically. So it's not like it's something we should consider and respect, but also something um that we we probably have the ability to um work around as well if we if the board so chooses. So we don't have like a specific building or something that's like we know we [clears throat] have to maintain or around or >> it's not a it's

044not on the historic register or anything like it's not I didn't think so but >> yeah it's not um but but sometimes there are specific architects and uh buildings that have you know we we have to do some some um some historical study before we you know before we totally remove the same thing goes for the commercial street site. There are some minor historical elements of that Irving the former Irving warehouse building that that we that have to be considered but I but can be overcome. >> Yeah, we read the RFP very very carefully and every reference to it was potential historical. So, we took that seriously and we went with the more conservative approach um again and and use that as um as a positive to also reflect so many of the comments that

045came from your outreach session with the neighborhood. Could I just uh so you referenced uh 21101 commercial and I I know Bridge has such a deep track record um of successfully completing projects, but what happened there and should that give us pause? >> Well, first of all, thank you for asking that. I really appreciate the opportunity. That was actually just uh a team before my time. Um we I had understood that that it was pretty firm that that uh existing building on commercial could not be raised and and in you know dealing with the the team that had had been involved there, they were saying it had a lot of restrictions in how you could um adaptively reuse the interior and you couldn't raise it. So we we that was the issue. I think the

046team tried and tried and and really couldn't. Now, I saw I was watching last night and if indeed that could have been raised, I wished we had known that as well cuz that wasn't the feedback as I understood the prior team had gotten. We don't walk away from these these these things. I mean, we we take our partnership very very seriously and pride ourselves on being asked um back into communities. >> So, thank you for giving me a chance to explain. >> Sorry, I have one more question as well. Um, you know, we heard from uh we heard we just heard from SDA on a different topic um at the beginning of this meeting, but um we also heard from them last night on um a strong preference for um two and threebedroom for uh

047to uh not only for families that have children, but also so that we're simultaneously bringing children back into our communities for our schools as well. So, um, and so in terms of the unit mix, uh, how much [clears throat] how much wiggle room is there in terms of shifting that mix, uh, more toward two two and threebedroom. >> Um, well, we're, you know, again, these proposals are are early. We can we can do that. Um, 55% of our apartments are twos and threes, which is the highest of any of the three that you're considering. So, yeah, we love twos and threes. Those are hard to find and you can build a lot of little micro units and you know in in in a lot of studios and that really doesn't solve it for most people

048who are are employees or beginning their career and want to expand and stay and >> okay >> so sure >> yes trusty h >> just to clarify so when you shared that you could add an additional 100 units based on your test plan so that would get you to 240 total. >> Yeah, about 241. Then we were also the one last thing and my architecture Vincent Mud principal um at Steinberg heart. >> Hello Vincent Mud. Yeah. So um basically what we really looked at at the site was why destroy the Ballard site. In other words, that site currently has childare and that site currently has uh university use or uh um school uses. So what we can do if it was decided that you did not want to retain that ballor site, we can then

049take and basically for lack of a better word, we can flip the existing what you see on one side and flip it and actually mirror that and we would be able to glean 104 additional units while still maintaining an area that we're calling 5,000 square ft for district use. And I think that's we'll collaborate and figure out what that use is. Maybe that use stays a daycare center. We we can talk about that. But I I it it was important this adaptive reuse conversation was really important because that tight area that's there, if you destroy that entire site and you have to rebuild that entire site, that's a massive disruption for a very active part of San Diego. So that's why we thought that by maintaining the development on one portion of the site and

050then doing the other portion of the site as adaptive reuse that was much more consistent with the goals of the community. So the total would be anywhere between >> not necessarily because you think that there's anything special or worth saving about that building. That's what I'm sort of trying to wrap my head around. Simply to ease disruption on the community. Well, we we were truly when we looked at all the analysis, all the work we did about that Ballard site, we did feel there might be a chance that it might be a historic site. And so you look you're looking for us to derisk your project and we thought if we develop the project and adapt or reuse the site, then we won't run the risk of having a historical problem. So that was a

051d-risking opportunity. >> Thank you. and and it gave us the opportunity in that scenario um to meet other community needs such as expressed desire for a place for farmers market. So again, again, many different options and our goal if if you would choose us is we want to work collaboratively with you and and really see what's the best approach for everybody. >> Trusty W, >> you know, as uh our properties go, as the district properties go, this site is one of the most valuable probably in the whole portfolio. And um I can understand you're trying to preserve it because it would be a different uh population that would like to live there than some of the others. Um I wouldn't want to live there, but some people may find it desirable and want to live

052there. I mean, I'm just letting you know. I'm not saying that because I think it's someplace I want to live, but I mean it's mid city and all that stuff near the beach and so on. And overall the benefits I I just think that financially that's the piece that I really >> look at the most because it should generate a lot of revenue. I know that it would be costly there because the it's very costly in the beach and in that community, but um >> Okay. >> Thanks. >> Thank you so much, Bridge. Yeah. >> Okay. Monarch Eden. Amazing. [snorts] Oops. Good evening, president, trustees, superintendent, and staff. Thank you for your leadership and vision in launching this RFP and for the tremendous work by staff to bring these proposals forward. This effort has positioned

053the district not just to address uh a local need, but to lead the region and the state and how public agencies deliver workforce housing at scale. We appreciate the opportunity to present the A+ San Diego team's plan tonight uh for Oldtown. Last night and throughout this RFP, you were very clear about the priority, the maximum number of affordable homes for classified staff and educators. So, let's get right to it. Because of its central location in the heart of the district, Oldtown uniquely allows educators and staff to live close to multiple nearby schools, which is why maximizing affordable homes here is critical. A+ San Diego delivers the most affordable homes at OldTown. And we deliver the most affordable to educators, the most family-sized homes, and a schedule not dependent on competitive funding awards. All while honoring

054Oldtown's neighborhood character and delivering highquality homes for your workforce. Oldtown is a historic established neighborhood and the site sits at its center. So, our design starts from that reality, drawing on Spanish and Mexican architectural elements. If you look at the rendering, you'll see buildings broken into smaller pieces, not one big block, with balconies, varied facades, and materials that feel consistent with Oldtown. The corner includes neighborhood serving retail, creating activity at the street. Parking is clearly placed and discreet, so it works without taking over the site. Rather than a single superb block, the plan is walk is a walkable campus with clear connections to the surrounding streets. Building heights step down near neighbors and setbacks are used to respect nearby homes in Oldtown's character. This is housing that belongs in Oldtown, not housing imposed on it.

055Our proposal is designed for long-term living and real community, a highquality mixeduse, familyoriented neighborhood. At the heart of the site is a wide central po, a pedestrian corridor connecting Congress and Jefferson. The main gathering place where daily life happens and neighbors connect. The social spine of the community. Amenities are designed for real life. Roof decks, patios, shared courtyards, pools, and recreation spaces. Places where families gather, children's play, and people spend time together. Importantly, more than half of all of the affordable homes are two and threebedrooms with larger average unit sizes and durable highquality amenities. These are real homes for educators, staff, and families who want to stay, put down roots, and be a part of Oldtown. And as we move forward, we remain committed to uh ongoing collaboration and long-term stewardship as this campus is

056refined and delivered. Joint occupancy at Oldtown builds on a long tradition of shared use. Ballard has long been home to district and PTA activity, and our proposal strengthens and expands that role. [snorts] Our joint occupancy program has two integrated components. First, at the center of the site is a district student and community garden, which serves as a district joint occupancy space, a shared place for wellness, connection, and engagement. It's not theoretical. We've already delivered a highly successful community garden at Levia active actively used by residents, families, and staff as a gathering place. Second, the project includes a PTA and family engagement center designated as a joint occupancy space. On-site facilities for district and tenant use can also include on-site child care delivered with Kinderare. This matters because Oldtown, like several district sites, sits in a

057childare desert and access to affordable, highquality care is one of the biggest barriers facing educators and staff. Beyond child care, families benefit from wraparound resident services delivered with trusted partners including Previs Jewish Family Service, Alliance Healthcare, and Bequest, supporting family stability, youth enrichment, food access, financial wellness, and housing stability. Together, these elements create more than housing. They create a supportive ecosystem for classified staff, educators, and their families. Exactly what joint occupancy is meant to achieve and what the site has represented for decades. Now, let's talk about outcomes and the priorities you've been really clear about. At Oldtown, we deliver 229 and and we'll come back and clarify this. We have 420 affordable homes here, the most by far of any proposal. More than the number, what matters is who those homes serve. Because these are

058family-sized homes, affordable to educators and staff, they directly support staff stability and enrollment, allowing families to live near where they work and keep their children in district schools. And just as we've done at Hillside, these outcomes are are in part made possible through missionaligned investment partners, Prebus, JFS, Alliance Healthcare, and BQUEST, who are not only investors, but also service providers. That structure allows affordability aligned to the district's actual workforce spanning 30 to 120% AMI. This is housing classified staff and educators qualify for, afford, and remain in over time. Exactly the outcome this board asked for. So again, at at Oldtown, we're delivering 229 plus 100 another 191 420 total affordable homes, the most of any proposal. We also deliver the most affordable homes to district educators. Those are the outcomes this board prioritized and we

059deliver on them. When you compare the proposals side by side, the data tells a very clear story. We deliver far and away the most affordable homes to district staff and educators, the most familysized homes, and average home sizes that are 13 to 50% larger along with significantly more on-site parking to protect the surrounding neighborhood. What this means is simple. More district employees can live here, stay here, and raise their families here. By contrast, the other proposals rely on competitive subsidy dependent models that narrow affordability bands, limit unit mix, and introduce risk. This isn't about values. I think all of our teams want affordability, but it's about maximizing the affordable homes at this central location and delivering them with certainty in a way that works both for the Oldtown community and the district's workforce. At this

060scale, these are the non-negotiable conditions for housing to actually get built here at Oldtown with risks kept off of you, the district. As reflected in the letters letters we submitted last night, we have documented institutional backing, including over a billion dollars in available financing capacity for this project from Mazuo and long-term equity uh partners, legal and general tourists. Uh these are institutions that are about 1.9 trillion and 1.4 trillion in assets respectively. That capital is available here today and it's what allows us to move now, not years from now. Uh, want to be real clear here about the the timing of Oldtown. If selected, we're ready to move immediately into term sheet due diligence and ground lease negotiations this year with entitlements sequenced and construction beginning in early 2028. The first homes come online in

061mid 2030 with full buildout completed later that same year. [snorts] And importantly, there is no learning curve. We've already delivered for this district at Levia and we're applying that same delivery that proven delivery platform backed by fully identified financing so that we can move with urgency and certainty here and now. Beyond OldTown, we're also offering something no other team has put on the table, a readyto launch system for public service housing. In addition to OldTown, Hillside offers near-term housing for district employees with applications opening within the next 12 months. That's what real innovation looks like. A system that delivers faster with certainty and at scale. You have before you the most deliverable project at Oldtown with the most affordable homes for district employees and a multi-sight housing platform that can serve significantly more classified staff

062and educators over time. No other proposal offers this level of readiness, scale, and delivery certainty across an integrated system. You were clear from the start. This is about maximizing the number of affordable homes at Oldtown. At Oldtown, we deliver 240 affordable homes, by far the most of any proposal, aligned to 30 to 120% of AMI where the district's workforce falls. We also deliver the most affordable to educators, the most family-sized homes, and a plan not dependent on competitive funding awards. Those are the numbers you asked for, and we deliver all of them with certainty. We are ready to build. We are ready to deliver. And we are ready to be your long-term partner, not just at Oldtown, but in building a durable workforce housing system for the district and beyond. Tonight, this board has the

063opportunity to choose the proposal that delivers the most affordable homes. Thank you. >> Great. Thank you. Thank Thank you so much, Mon. We'll uh we'll go to board questions. Who wants to begin? Trusty Person. >> Awesome. Thank you for the presentation. >> Question. [clears throat] So, I'll have to admit that this site caused causes me conceptual problems. Uh that um you know, since we're really in a certain sense um at a national level kind of out ahead of the curve, there's certain conceptual problems that we're wrestling with in terms of what it means to provide affordable units to our staff. And this is one of those sites where um you know we we have our staff estimate of what the prevailing uh rents are in the area um which are essentially if you look at

064the range it's essentially 70 to 100% AMI. So these are naturally these are going to be new home new units. They're attractive units. They're it's going to be an attractive place to come. So it's you're not going to be charging the same rates as the existing housing stock in the area. So that's an understandable. I have to sort of balance what that means in terms of attracting staff. So with that said, um you know, we had um the several of the other the the other two developers here have sort of um attempted to modif or or have offered to modify their projects in certain ways to to um to fit our criteria. My question is on the um the market rate units that you're providing without light, without other subsidies, you have to cross subsidize

065some way. So I completely understand that. Do you think of those as being um having some sort of a preferential or being reserved or being preferential in some way for our staff or Yeah, >> sure. Um [clears throat] Bob Klein, if I could please address the question. It's uh actually [clears throat] a very profound question because the these units as she said are from 15 to 50% larger units than for example community works that has very small units 570 ft. So versus 800 and 800 plus feet you're it's a different product right. Uh so you're getting a tremendous amount more. These are really family units because this the employees of the school district have families. They don't want to be in stuck in tiny units. Sure, you can build a tiny two-bedroom, but we're delivering

066the kind of quality you have at at Libya. Additionally, uh there's a board member yesterday who said [clears throat] uh and quite correctly that the you have two members living together that are school district employees. They may be very different ends of the of the district or it may be a district employee with someone who lives who who is an employee downtown. I mean, the problem here is you need more than one car in San Diego, uh, if you're really going to provide the quality housing for district employees if they can really take advantage of it. Because if they have two jobs at the other at at two different ends of this district, they need more than than one car. You don't have mass transit that goes everywhere. That's very expensive. So, there is a

067preference here. But I think the chairman asked >> [clears throat] >> uh earlier, would we put a deed restriction on our on our units? Uh and we would and the uh even though we think they're preference and even though we think the two and three bedrooms at market are really about 140% of median, we would restrict all of our units with the per first preference for the school district at 120. Uh and uh we can certainly show you the the market market data >> including the market rate units >> taken. >> Yes, the market data. So effectively being [clears throat] responsive to what we've heard from the board 100% 420 units will be will be affordable and restricted. >> Great. Thanks. I just want to give time for evidence. >> Yeah, I'm just watching the

068clock here. Okay. So just to be clear, what you're saying is the units listed in the proposal as market rate, those nothing would exceed 120. So what you're offering is up to 120. Does that mean um that the rents would then come down? I know some of your rents are are higher um than than what we see in the other proposal. I guess I'll give you all my questions and then I'll let you answer all of them. So, if you can speak to um the rent prices um when you describe the 229 affordable, are you talking about those units up to 120 or now that you're saying they're all up to 120 that all 420 could be Hold on, let me get through all of them could be affordable. Um and um could you um

069reduce revenue to the district to increase the affordability of these units which I'm hearing are big and lovely and all the rest um to ensure that they're accessible only to those that they only go up to 120. Um and then also is there flexibility on the joint use space? I appreciate the new offer around the PTA or family engagement conference center. We're building a new headquarters. We're going to have tons of meeting space. I don't know that that's the need. Um so wondering if there's flexibility there. Um and then also speaking to um the infrastructure, we saw one of the other proposals um incorporating a roundabout. Is that something that could be incorporated here? >> Okay. [clears throat] Uh so uh to respond to this, yeah, the 229 are up to 120 and the units

070that would be at market, even though we think the two and three bedrooms are really at 140, we'll restrict them all to 120. >> So 420 units up to 120. >> Yes. With a restrictions. Yes. Thank you. >> As being responsive to what the chairman's request was on to >> Yes. Got it. >> We've heard over two days. >> Yes. And then few other questions. Let me just check in. Do do other board members have questions? I just want to >> Well, but but keep keep going then. Yeah. Yeah. >> Okay. And so [clears throat] I would also uh like to say that um in terms of of premium, one of the things that we think is a premium value here is that we can deliver units in very bad interest rate environments which we've

071seen so commonly over the last 20 years. uh the uh community works in their proforma as they cited in their presentations had a about a 695 construction loan rate and a 655 permanent rate. Our rates not speculative actually right at Hillside. You can go see it right now. Our our construction loan rates are at 4%. Our permanent loan rates are at 3.3%. And those are hedged rates. So when you say you're participating, what are you participating in? If our debt service is half the rates of the competitors, you are getting a bigger participation. We've tried to be conservative, but one of the critical values we think we're delivering is you can't have projects that have to uh that are dealing with the normal interest rate traditional national credit markets. Uh for 50 years, we've been

072known to be the leaders in this field in finance unquestionably, which can be validated by by your staff. These rates allow us even now in relatively high in interest rate environment to build through these periods. So you don't come up two years from now, three years from now and say, "Oh, well, we can't go into construction." It is it is absolutely a dominant theme that the vast majority of multif family projects in California did not move forward in the last two years because of interest rates. Let me let me >> you need real delivery and we have a risk premium that uh we can deliver in terms of avoided risk >> and just being respectful of the time trusty Hazen to answer your questions the the joint use that is flexible subject to input from

073the from the board and the same goes for the infrastructure that you mentioned >> questions you answer my question so appreciate that yeah >> nice can you remind us again how many units you're offering to our employees on the hillside project because I think for us to think about both this and the other what's the total >> it's 106 there >> got it so it would be so just to make sure I'm hearing correctly so 420 Y >> that would go up to 120 deed restricted plus >> we have 100 106 at Hillside to be real clear those are up to 80 >> thank you >> and we also as referenced in the package there's another 226 six on another site. >> Yep. >> All right. Well, thank you so much. Thank you. Thank you.

074>> Thank you. It's privilege. Thank you. >> Okay. We're going to try to do the same thing as last night. We're going to try to start with a motion and um on one of the proposals. >> Oh, I'm sorry. Public comment. Yes. >> Yes. We have eight speakers on this um topic on C2. So each one will have two minutes if you would please come forward. Jorge Veramantis, Victor Diaz, Christopher Allen. >> Good afternoon again, President Baretta, Vice President Baso, board members. Good afternoon again. Good to see you guys again. My name is Hora Montes. I'm a I'm a union carpenter and u uh a native to San Diego. Hey, Marark has a track record as a dependable partner and has shown that they work well not only with the surrounding community but also the

075working force, the labor force here in San Diego. So, I urge you to push this through. Support Monarch. Thank you. >> [clears throat] >> Good afternoon board members. Uh Victor Diaz here. Uh um after listening to the presentations, I believe that Marmock's vision for this site better meets the district's needs than the other proposals. Marmck's plan is also uh the one that offers the most parking per housing union, which is important consideration for this area. The district really needs more housing options right now. The Monarch is the best position is in the best position to get this project done on time. For these reasons, I urge the board to move forward with Monarch's proposal. Thank you. Thank you for your time. [clears throat] >> Good evening board. My name is Christopher Allen, representative for the

076Western States Regional Council of Carpenters. Uh, as I stated last night, the carpenters union from public comment warned the city of city council that the team that they're looking at for Midway Rising had a project that wasn't feasible. We told city council it wouldn't pencil out and they're going to have to cut things out and short change the taxpayers in the city. I encourage you not to fall for pretty pictures like city council did and don't have that project delayed. And this is the reason why I am encouraging you to support Monarch. This team has a proposal that's financially sound. They bring no risk. They have a plan that will enrich our communities. Their numbers match with no smok and mirrors. They're ready for transparency. They're ready to work for you to build affordable housing

077for teachers and staff. It's our job to empower people and change lives. So, I encourage you to go go with the gold standard and go with Monarch. Thank you, >> Ricardo Sanchez, Susan Aras, and Fred Grand. Good afternoon, board. My name is Ricardo Sanchez. I'm a carpenter here in San Diego. Born and raised. My kids come to San Diego City Schools. This is something really good that, you know, affordable housing is actually coming to educators, teachers that really, really need it. Um, with many teachers unable to afford living near where they work, redeveloping five sites into 100 of affordable homes would help bring teachers and families back to the districts. So, I encourage you to pass this and um, Monarch is your best proposal. Thank you. Hello everyone. My name is Susan Aras. I am

078with MAC. I'm the vice president and uh interim vice president and chief growth officer there. Um I'm here to talk about our work in child development and so we have been working for 50 years in early care and education and I was excited about the opportunity to partner with bridge on this project. Uh we've partnered with them previously. Comm 22 is one of our affordable housing developments that we partner with them on. And we're also offering supportive services in uh two of their other affordable housing locations uh where our staff from our economic development team uh offers programming, so connections to services and resources in the community for the residents of those communities. um we're we have a long-standing partnership with them and uh know that they are great collaborators and open to ongoing communication

079in our work together. So, we're excited about this opportunity as well. >> Thank you. >> Good evening. I'm Fred Grand. I'm the uh president of the Oldtown Historic Community Foundation. I'm also um the president of the business improvement district and a member of the planning committee. So going back in time somewhat, we [clears throat] had a community [snorts] plan that had gone 30 years be without being updated and I attended pretty much all of the meetings to discuss that plan there. We had 40 public meetings to hear from all the stakeholders and come up with recommendations. so the city could enact a new community plan in 2018. And one of the things that we went out of our way to do was to facilitate exactly what you're talking about here. We doubled the number of

080residential units to be allowed in our historic district. And uh I always had this site in mind when we were going through uh our revisions to the plan. And um I want to suggest something that worked really well with CALR. You know, they're like a sovereign nation. They didn't have to listen to Oldtown when they built their new headquarters, but they did. And they met with our community numerous times and said, "What would you like to see on this site?" And we said, "Well, we know you need a lot of density. You're going to need some height. You know, we'd like to see it step away from our historic core. we'd like you to use materials that are appropriate for Oldtown. Uh some that are respectful of the riverbed that's there. And um and they

081said fine, we'll have the meetings to discuss that and we'll make sure that our project is something that the community will embrace. And we did and they built it and it's beautiful. The landscaping was uh they used mature specimen trees. Everything looks great. So, I just want to tell you there were two respondents to the RFP that actually went out of their way to meet with us after the the community uh public workshop and that was community housing works and Monarch and they both listened to what we had to say that we want, you know, Oldtown has four periods of our history. >> We're going to have to have you wrap up. Thanks. So, thanks. >> And and they they listened and you can see that in their proposals. So, thank you very much. >>

082Thank you. Thanks so much. Y >> Patricia Filet and Shannon Butler. [clears throat] >> Good evening board. Thank you so much for having me. I'm a new teacher. I came from the world of hospitality. I came into teaching three years ago. I came into it after co with a world of going into what mattered to me and it was teaching and reaching out to others. I went into teaching for that reason. This district is the one who made me want to come here. I came from the Bay Area specifically to be here for what you guys stand for. I came in and I'm here now. I love everything that everyone is talking about and proposing, but my question is who are we serving and how many are we serving? As a new teacher, I don't

083have any kids. Am I qualified for these new housing? Am I? I've been excessed last year. Gonna be excess again. Totally fine. I'm here to fight, but I'm wondering who we serving and how. So, I struggle. I live in Ocean Beach. I come over every time. I struggle with no children just to pay my rent and come here. So I'm wondering how can we support new teachers like me who have the real gusto to be the leaders that we need in this community and how can we share that. My other question is how are we supporting the rest of the community as well? It makes me sad and it makes me question can I do this? Can I be the leader that I know I can be if I can't afford it? And it scares

084me because I don't have children. How if I am struggling to pay my rent at a little apartment, how can anyone else do it with children? Every day I am boggled by how people can do it. I want to fight. I'm here to to be our leader for the next generation and I want to be there, but I need support. And the last thing I want to do is box anyone out of the support they need for housing. Of course, children, people with children need that support. So people like me are left in the dust. My question is how do we support people like me? Thank you guys for for supporting us and even just caring. Thank you. >> Thank you. Thanks so much. [applause] >> Hello Patric. Um I had asked if Fred Gran

085could read my statement but I hope you do have my email letters that we uh I submitted we submitted on our behalf of our community. So, please remember this site holds deep kumuya cultural significance and we want you to take into consideration what we really do want and we only heard from one of the developers that I can recall from my memory which is CHW. So, they're including the sustainable component to this. Um, we hope that you listen to what we're saying because once you pave over something, it never comes back. We realize we're in a housing crisis. However, at the same time, this also needs to tie into the opportunities for home ownership and property ownership because we heard that this is a central location. We're going to have many people taking their students

086to Mission Hills, Pacific Beach, PointLoma, for other locations for schools when I haven't heard any part of this site to continue on with any educational component. We do have public safety features that should be addressed right now and we have reached out to you in the past so that we could meet you to go on with that. So please do listen to us, come to our meetings and whichever developer that you are going to choose and which we support, please have them continue that responsibility towards Oldtown because when we're all gone, right, what we leave is our legacy is going to be the most important thing. You only have one opportunity to get it right. This holds special value for everyone involved. And please consider bring our native native educators back into the fold. They've

087been completely excluded. Thank you. >> Thank you. Thank you. >> That's all. Okay. Great. Well, thank you everybody for this. >> Oh yeah. Speaker slip. >> Yeah. Go ahead. >> Just give us your name. >> Jesse Garcia. >> So I submitted a speaker slip online as well. >> Go ahead, Jess. >> So good evening. Uh, superintendent, chair, trustees. My name is Jesse Garcia. I'm the president of local 619. Um, so you had three propo three development teams actually proposed their project before us all here today. And there was some commitments made to workforce to the community. But there's something here out of the three that stand out. And that's one of the teams that proposed to you guys tonight has made a commitment, that same commitment, not just on this project, but on every project

088they build here in our community, to the workforce, and to the community, right? Commitments to hiring veterans, commu, commitments to hiring students coming out of um our schools, graduating from high schools. And that team is the Monarch Group. that team that I'm here to speak of um and and urge you guys to get behind them is because when they make when all these development teams, whoever you guys select, when they make a profit off this project, they're going to invest it in their next job. And that commitment that they're making to you tonight is not going to carry to that next job. But the Monarch Group will. They will carry that commitment on every job they do, on every project they do. And that's why labor is here tonight and we are here tonight behind

089that that development team. Thank you. >> You [applause] so first question. Can we get a motion uh for one of the proposers? Vice President Baso. Yeah. >> Thank you, President Ber. I uh would like to make a motion that we accept the Monarch proposal. >> Okay. Great. [clears throat] And we've got a second from Trustee Hayen. Okay. Uh any discussion? And I think we also want to see if we can get some consensus that we can give to superintendent and the staff around um the elements that we want to see come out of the negotiations. So trusty uh vice president. >> Yeah, thank you. Um I think and I came in late to it but went the Livia um development um that's part of my area but I'd heard from uh um President Barrera and

090Trusty White Payne about that whole saga and I know that Monarch was our developer for that build and I didn't know anything about them but I just been really impressed with how they stayed with it because this is a um development that was there was a lot of contention around it. It was in scripts. It is in scripts ranch. They did not want affordable housing in scripts ranch. Um so the process that they went through and then I came in kind of on the tail end and I know Lee also experienced um I was just very impressed at the way they handled the community because every community is going to be different and I expect that you will do the same in uh the old town area. But I um just kind of seeing that

091now and their commitment to the community um and now it's like beautiful and they've done the garden there and the community I think is pretty happy with the with it. So um just that experience and based on their proposal as well I feel comfortable with that. Thank you. >> Thank you. Thank you vice president Bazo. Trusty Hazen. >> Thank you. Yeah. I just want to um make clear why I why I second it and why I support the Monarch project. I was really happy to hear that all that we will have 420 units far more than any other proposal um that will be affordable um for our workforce up to 120%. We just heard um from an educator who's walking out who who shared how important uh this is and how essential it is to

092maximize the number of affordable units and this is the project that does that. Um I also appreciated hearing that full buildout will happen by 2030. Um that we also will our staff will have access to these units at Hillside that the units here are larger. Um and that also it's the best parked proposal. Um, so for all of those reasons, I think this delivers on our guiding principles and our priorities and is going to offer a lot to our staff. >> Thank you, Trusty Hazen. Trusty Person, >> I guess I have some thoughts on this. [clears throat] Um, first of all, my colleagues here and uh to the extent you read newspapers will know that I was skeptical of continuing to a workshop and I thought we could wrap it up last year. Um, however,

093what we've seen tonight is all three project proponents stretched um to give us what we needed. So, uh, I am willing to admit when I was wrong. Um, and, uh, so I'm very excited about that. Um, I think coming in, >> put it in the minutes. Yes, totally. [laughter] Absolutely. Am I going to need a divorce attorney to with you two? [laughter] Um so uh so what I will say is um I think in terms of the the principles we established last night I mean just talking through it um I think both on a technical level there was there was some before the project proponents all stretched um there was a little bit of difficulty in terms of figuring out 120 AMI what is that is that really market rate what's the market rate so

094I appreciate um that stretching because it allows us to have a very clear decision on this thing. What I also say is um even when it was a little unclear to me um I looked back because when to me when you when when it's difficult to make a decision based on your highest order variable um or they're within range of one another arguable then you kind of step back to what are the subsidiary variables and so I just want to point those out um because in the future Sure, it's important to identify what our most important goal is, but but we're going to get scenarios in which projects are pretty close on our goals and and if we if we do something like this again, everyone will realize what our most important goal is and

095they'll all deliver pretty much in that range and then we'll have to fall back on the subsidiary thing. So, I do want to talk about um uh I do like the the absolute density on this thing. I mean this is what we have said again and again. If we do not build housing where it should be eventually somebody else will build it where it shouldn't be. And so we really have a calling. This site in certain ways even more than than University Heights. This site is around transit. It's around what's happening in sports arena. We'll see when that happens, but it something will happen there. Um it really is in the heart. And I'll also say about Oldtown and I appreciate um the representative from Oldtown being here. I've grown born and raised here. Oldtown

096as a special place, but when I try to take my kids to Oldtown, they're like, "Ah, I want to go to Oldtown." So, I really feel like Oldtown is a is um it's a place that I think it's primed to coax San Dieans back into Oldtown. And so what I one of the things I liked about that this proposal in terms of the ancillary benefits, this site is consistent overall with Oldtown, but I think especially with the ground floor amenities and the way it's laid out, it's it's something that can bring San Dieans back, not just residents who live there, but San Dieans more broadly. I think Oldtown is primed for a glow up, you know? I mean, it's it Yeah. So, I I I like that about the site. I do want to um

097uh bring uh pri prioritize or or thematize what was said by um the rep representing the kumi community. It would be good to see some kumi themes um as well in this um and uh and so that that's important to me. Also, I will point out the parking. Look, ideally, this will be it's so close to transit. It's really the poster child for us actually shifting transit, but San Diego, especially with the Sandag regional plan being gutted. Um, I don't see us, you know, doing a lot of the visionary stuff we anticipated maybe 5 years ago in Sandag. So, we're still for the time being going to need need that parking. So, that is advantageous as well. So, I will say all told, um, I think we're getting better pro a better project tonight given

098that the team is stretched and I appreciate that. But, I think that this this is a a beautiful project. Um, and I'm very excited to support it. >> Thank you. Just writers paint. >> We're having sidebar conversations over here, but it's my choice. >> Um, why not? It's my choice and >> Mhm. >> come around to it. So, I won't go into all the details, but this is a pretty I mean, one of the nice things about San Diego is the fact that we have so many uh eclectic neighborhoods >> and everyone has its own uniqueness and um can say that definitely about Oldtown as here and anywhere else in San Diego. Um but Monok is my choice. >> Thank you, Trusty Wers. trustees or win. >> And can I just reiterate on the record

099that what we established last night which is establish parameters with the team in terms of development term sheet and establish with them in conversation what the parameters are and if those are exceeded in terms of changes that we then cancel and reissue. And number two, establish a timeline with benchmarks. And if those are not achieved, obviously you get into a gray area if you've already invested a lot and then it's all messy. But if our initial if our initial timeline isn't being reached, especially in terms of financing, we have a mechanism to claw it back so that we're not sitting for 5 10 years and not having financing. This seems like a very qualified financing team. I don't see this. and then finally to um to preserve the firewall until we've taken a final vote

100on the contract. >> Thanks, Trusty Person. Um yeah, I'm very excited about uh the Monarch proposal. We've got three highquality proposals that came before us tonight by three highquality uh developers and and I appreciate that. Um we're we're proud that our employees uh have an opportunity to uh live in the Libya project. Um it's it's something that again I think as a as an entire district we we can be proud about and I think we're going to be very excited and proud uh that our employees are going to have this opportunity uh in the in the Monarch uh uh development at uh at Oldtown. Um, I would just uh again assert in the negotiations the deed restrictions so that none of our employees are paying more than 30% of their of their family income and

101again encourage uh Monarch to continue to do what they have already been doing which is to uh work in partnership with the community uh as um you know as as the [cough] design gets uh uh gets finalized. Um, and I and I think maybe Trustee Hast, you're about to make this point, but I think the the point about um having some more conversations about the optimal joint occupancy um you know would be would be some something important. Um did you Yeah. Yeah, >> it was it was that um and then also adding um making sure to really explore that infrastructure improvement around um the roundabout. >> Great. Okay. since we have 20 more minutes. Um, [clears throat] just kidding. Um, [laughter] >> I'm just kidding. >> Um, [laughter] I would say one thing I've heard

102is about is about child care there. I mean, one of the things from a lot of our partners. So, >> I think if there's some consensus, if we could talk about the possibility of of that being the joint the joint use, we settle on there. >> Absolutely. Absolutely. >> Okay. Um, trustees win and Ordas, please vote. All other trustees, please vote. Okay, congratulations, Monarch. Great. [applause] Are you ready to power through or do you want to break? >> Power through. Okay. Okay. It'll be be too long. Yeah. more. Okay, we're going to move uh to item uh C3, which is a presentation of proposals to construct and operate affordable workforce housing and joint occupancy at Gford Way, the River Center. And Trusty Wyn, tell us what order we're going to present. >> All right, you

103guys ready? Drum roll. >> Okay, first stop is Dro >> Dro >> and then following shortly behind is community housing works. >> Okay. >> All right. We will start with Dro. >> Good evening. Good evening. >> Good evening, um, board of trustees. My name is Fia McCaulay. I'm I can give you the introduction I gave you last night, but you saw me last night, but I'm with Dro Corporation, and we're so thrilled to be here and to represent our original uh, proposal to you for the River Center. I'm joined by my colleagues with AC Martin, our architect, and Bernard's Construction, our general contractors. So, if you can allow me to just acclimate to our clicker here. Um, so our team has worked on this proposal as well as others. DRO is a 36-year-old nonprofit affordable

104housing developer. Uh, we have worked on many projects very similar to the one that we presented. Well, not the one that we presented, but the ones that uh we I we really provide more of an idea of how to create communities that don't look like affordable housing and that was a priority for this particular site in terms of amenities etc. Our leadership, myself, our CEO, our director of real estate development have experience in ASIC. We have experience in affordable housing lending as well as development and transactional closing spheres. So we are excited to deliver um our expertise to you all which um my started in 1993. So that's quite some time. So we are excited to be here and thank you so much. So the river project has 218 affordable units plus two for on-site

105managers. Our unit mix was really focused on being very responsive to the housing needs and also the salary matrix that you all provided to us. Given that we created a unit mix of 53 onebedrooms, 112bs and 55 3bedrooms. Once you look at the total of those units, you'll find that our proposal included a total of 442 bedrooms. This is combined across all units, which is the most of all proposals. This strongly reflects our team's values in providing family housing for district staff. We did not want to warehouse district staff into smaller units. We recognized that these are working adults with families and we wanted to create housing that was reflective of their needs. Nor did we want to artificially create increase the unit count by adding studios or onebedrooms. This unit mix is in direct

106response again to the district's employee housing survey and will house the most people. We are of course flexible should the district decide that they have a unit mix that they would like us to look at. uh this was financially feasible and we felt very much represented not only design but also what was needed to preserve some of the views on this particular site. As we've mentioned before, our project will serve individuals between 30 and 80% AMI. It's 100% affordable. average affordability when again you look at the housing uh and salaries matrix that the district put out the average affordability of 60% AMI is directly in response to that and it's a family oriented site we're proposing six buildings one to four stories with green belts and landscape buffers linear park across Gford way this definitely

107respects and preserves community views and the natural limit amenities. We were also able to include 179 total parking spaces. My colleagues at AC Martin will be able to provide a little bit more information later. This campus design with ample space will have a total not only will the six buildings have uh neighborhood amenities but also the campus's design includes the joint tenency uh which will have 3,585t on-site child care center and that will be operated by a nonprofit and we can jointly discuss what that operator would look like and who that would be. Uh I've we've worked with child care providers in the past and we can certainly make some recommendations. We've also included an outdoor play area, again a neighborhood dog park, multiple multi-purpose sports courts and play areas. The idea again is to

108create housing that does not look like what people view as affordable. It is a community. Our project has contextually responsive southern California architecture. So the architect articulated building forms to reduce the scale and massing warm. It will have warm and durable exterior materials and residential character that is consistent with the LMA Vista community. Our construction cost uh [clears throat] for construction, our total development cost is approximately 119 million and will be funded through a combination of tax credit financing, public soft subsidy sources and conventional construction. Our permanent sources are similarly met with tax credit financing, soft sources, a perm loan and deferred developer fee by DRO. Our development team has key expertise in these programs and a high degree of success in leading and developing for these funding sources. We're highly confident in our ability

109to quickly finance the commercial sorry, excuse me, the rever state project. Our team is proposing a 99-year ground lease with district maintaining ownership over the site. As you can see from some of the other materials, we are we are including $134 million in revenue for this site over the long term. And I think I will pass this over to my colleagues at AC Martin to talk about our site planning and our master plan approach. Thank you. >> Good evening again. Um Kyle Peterson, AC Martin. Talk quickly about the overall site plan. and how we approached the site. Um, looking at the site, we really recognized neighbor configuration of the streets, uh, circulation and local building form in the adjacent community and looked at the developable pad areas and specifically the elevations of those grades to

110find opportunities to maximize density and scaling down the project to the adjacent community. Our master plan approach really provides a variety of building heights. One, two, three, and four story buildings. Areas on the site the lowest grades compared to the adjacent homes were optimized for taller buildings to res to reduce the perceived height and scale. The building placement intentionally responds the adjacent street network, provides view corridors from intersecting local streets out to the canyon. The building forum steps down in certain locations to support these view corridors and reduce the building scale and a b a green belt buffer is proposed to provide space and distance away from the single family homes immediately adjacent to the site not a stale parking lot. This increases privacy and allows neighborhood amenities and access to the canyon directly. The

111project amenities as mentioned with um earlier was the childcare center with outdoor play areas and parking the green belt buffer. We're pro proposing a community dog park that's aligned to the elevation of Gford Way for the for the community as well as sports courts and parkletits with playground equipment, fixed furniture, seating, and park amenities with views out to the canyon. You can see the placement of those site amenities on this slide. The overall project vibe really is to it's contemporary response to the Californian character. Warm and inviting spaces with bright materials, accent colors, tactile finishes. Really a place for these families to call home. Outdoor spaces and landscape complements the natural character of the canyon and mesa areas. Play structures and park features oriented towards families and invites exploration and play. And in closing, this

112rendering depicts a place that's really has a strong sense and familiarity and comfort that stitches back to the context with familiar tones and materials, accents and textures. This vision, it's a vision that maximizes the value of the land, preserves views to the canyon and beyond and beyond while delivering a warm and inviting community for district families to call home and thrive. >> Thank you so much. I think we have a couple of seconds for just for some closing remarks if that's okay. [snorts] >> Okay. I actually wanted to just kind of close with some things that we want to close by returning to the district stated priorities because those priorities were the guide that we used when we created this proposal. We really wanted something that reflected the community. We wanted something that reflected uh

113one a community that can be made as well as one that would again look like housing that reflects folks that are working that are it's affordable but it's sustainable quality uh community housing. First the district actually I have 7 seconds so I'm not going to say what I said but our proposal responds with more than 220 100% affordable homes. One of the things I did want to say though is that we were we so appreciated being selected the first time and we hope that we prevail uh and continue with you. Thank you. >> Thank you. >> Okay, board questions. >> Trusty Hayes, >> thank you and thank you for coming back the next day. Um I'm [clears throat] wondering if you can speak to your ability to increase um the scale of this project and

114the total number of units um can you get to close to 300 um based on um what you've proposed or creating the community um the same um levels of affordability. Can you speak to how big you could go? I think conceptually what we'd have to look at is how to adjust the bedroom numbers and see what that would look like. My um architectural colleague can give you a little bit more uh understanding of what that would look like. We did explore that and we also looked at the financing what what what that would have to meet. So that is a possibility. Let me let >> Yeah. And so I'll just make explicit right like what I'm really getting at is that guiding principle around maximizing the the number of affordable units. Yeah, we originally started

115by exploring a a a podium concept 5 over one and two and what we found was it really is um occupies the majority of the site and and really kind of disrupts the access and through vistas through the site very large building um with the current configuration with the paracity and the campus-like community I I think there's opportunities to add more density by going five stories, adding a story or two to each of those buildings. Obviously, be sensitive to, you know, these view corridors. That's that's really inherently important to the plan. That may come at an expense of the parking ratio. When you increase units without increasing parking, the ratio tends to skew a little bit, but I think it's worth studying. >> And can you give us an estimate? So, if you were to

116go to the five stories, that would add about how many units? I would say probably between 50 and 75 units if we just change the four story buildings to five, >> but no additional parking or >> um we would we would have to study more areas for for parking. Parking is pretty tight with fire department access. >> Thank you. >> I have a >> Yeah, thank you so much. I have a [clears throat] question about the child care center. Yes. >> Um, which again we've heard from a lot of both our staff and just the community in general about the childare needs. Um, and it's kind of a question for you and kind of for Lee, I guess. Is is that a child care center that would be um that would allow us to do

117primary care? Lee, sorry to bother you, Lee. Just got a question here. Yeah. No, no, I don't want I have a question for you. >> Yeah. [laughter] Sorry. Um [clears throat] uh I was talking about the childcare center. I had a question about the childcare center for a little elaboration. Um but is that a child care center um that would be for um would be available for the district to use not just for child care per se but actually to do to do primary care like to do >> preschool type. So, so we can the child care center is exclusively for district use and we can use it in any way we want to because it's it's joint obviously. So, it is a a district it'll be a district educational use and it's it's the

118board's prerogative with our superintendent, our leadership. I mean, it's our prerogative to to operate in any any way we want to. We could also uh lease it out to a licensed child care provider or uh there's a lot but but it will be for our operational use. Um and there is significant in in this proposal. There's it it is a standalone very nicely appointed child care with its own parking and and um so it it it comes you know almost like freestanding operational the way that they've laid out the site. I presuming you concur, >> Peterson. Um, I had one of the I had a a daycare center at my school site for teachers and so I know we had to do a little bit of a survey around need um in order to specify

119what age ranges would make sense because there's different licensing for all of them. And then we worked with a partner here in San Diego to open one up. But it was really good to actually see like is it newborns? Is it what what you know age level, what kind of permits do we need? So there will be work, but I actually think it will be really beautiful for our staff. >> Thank you. >> Yes, vice president. [clears throat] >> Thank you. I just had a question based on the conversation we had with the last three. Um when I'm looking at the presentation, have you done any similar projects like this? I know some of the proposals have shared p similar projects where they've done um you know some kind of workforce housing or affordable housing.

120And also um um yeah just kind of getting a better idea of whether you've reached out to the community. I know some have mentioned that they've talked to the you know the town councils and things like that. Um and I know obviously once submitted or once proposed you would do that but have you done any kind of community outreach prior to presenting? >> It was a very preliminary proposal. So unfortunately we did not get a chance to speak with the community but we did extensive research and we have listed who we would like to speak to in the future. Uh and I think that in order to any project you know we always have to put together our own plan about community outreach and who we would like to speak with the existing partners city

121county neighborhood councils community councils etc. And in this particular sense also getting a sense as uh Dr. Bula has said what are the needs for the for the child care center as well. Uh who would the operators be because there are different operators for different ages. So and again it's a very extensive licensing process. Um I personally have development experience with a child care center. I think DRO this would be our first foray. Uh but it's certainly an exciting one. >> Trustee sorry go ahead. Oh no, it's um the other part of my question was about other propo similar projects that you've done for around this type of >> specifically with workforce housing. It's predominantly been affordable or permanent supportive housing. Uh so this was an exciting opportunity for us to take our affordable that

122we've done um and provide it to uh a district or a an employer so to speak. I think in in a prior life, I've worked with employers that were seeking this type of housing. I was on the financing side, so I was working with them on districts how to put this together. So, um definitely we're excited about being able to take our affordable housing model in this particular respect. >> Thank you. >> Mhm. just [laughter] letters >> as I talked about the fact that our properties are eclectic and this one if I remember this has been a while since I was out there. It's kind of on a hillside. >> It is >> and it's beautiful sloping isolate kind of a really nice piece of property as they describe properties. Yes, it when they mentioned

123view corridors, it does have beautiful view corridors >> and it's it's kind of in the uh USD community sort of part of Linda Vista where it's surrounded by a canyon. >> So, it actually is a really amazing place to live. I'm looking forward to seeing our staff there and and certainly for the childcare center as well. >> And did you guys find that when you were designing this? >> Yes, absolutely. Preserving the views. that that was a huge source of the inspiration of the master plan focusing all the homes and communities and more importantly the neighborhood assets that we provided the public parklets and the outdoor spaces to give the community direct access to those amazing views. Absolutely. >> That was exactly my question. >> Yeah. [laughter] >> Any other question? Yeah, Trusty Haz, >>

124I just wanted to add because when Trusty uh Patterson was asking a question and we were we're talking over here, I was just going to share with everybody what what Lee was sharing which was around the my question around parking um and he suggested there might be an opportunity um to explore a more creative parking solution which would allow this to be fully parked um and go up to that fifth story. >> Thank you. >> Yeah, >> that's correct. there may be an opportunity to do like tuck under or something like that. So, you know, certainly >> Yeah, but you have to be really careful with that because we're dealing with that at home on a hillside. How it wants to fall down. [laughter] >> We'll be creative and we'll be very responsive to the

125site. >> Okay, great. Well, thank you so much. >> Thank you. Thank you so much, trustees. >> Absolutely. >> Okay. Community Housing Works. Uh if if we could get our PowerPoint again that Okay, thank you. your hand. >> I know. >> Okay. Okay. Well, thank you so much for a second opportunity to present to you in the same evening. Um, once again, just for the record, I'm Kevin Likener, senior vice president of real estate development with Community Housing Works. Our partners on our development team are here with us tonight, Streamline Development, LPA Architects, and Highland General Contractors. We appreciate the opportunity to present our second proposal uh this evening, and really uh commend you on taking this groundbreaking step toward building thousands of new homes. We would like to be your partners in this effort

126in Linda Vista and uh once again are open to making adjustments to our proposal to best meet your needs in terms of unit mix, density, affordability levels, parking, business terms. We support your vision to create new housing on school district lands at an unprecedented scale and we hope to partner with you here on the River Center site. As you know, you're selecting a partner for a long-term ground lease on a district asset that will directly improve workforce stability, long-term revenue, and community outcomes. And our community housing works team already has proven success developing and operating affordable housing in the Linda Vista neighborhood. We have a strong history of successfully delivering public private partnership projects and have the development and operations team that best meets the board's adopted goals here. Uh we know housing is not

127what the district does every day although you are certainly in the business of providing housing now and that is why you engaged LAR consultants to provide you with trusted thirdparty analysis. The LAR memo scored our proposal as the highest scoring for the Linda Vista River Center site because we best achieve the district's vision and goals. Our proposal provides the strongest impact for your workforce, the strongest financial return and predictable delivery, which I'll walk through in more detail. Here in list, Linda Vista, we will deliver 294 homes, 294 new homes at 120% AMI or lower that are affordable for your employees and their families while also providing the district approximately 229 million in long-term lease revenue. And I would add that we have done studies of adding higher density if that is your desire. And so

128we could easily accommodate another 100 new homes on the site and uh additional parking. So just wanted to put that out there. Our team is the best position to deliver new affordable housing overlooking Techote Canyon, a beautiful site as has been mentioned this evening. Based in San Diego, Community Housing Works is a mission-based nonprofit with 38 years of addressing San Diego's housing crisis, and we are headquartered right here in Mission Valley. Together, Community Housing Works and Streamline Development have delivered more than 3,000 homes across the county, invested close to a billion dollars, and built 48 housing communities in this region. We pride ourselves on being a responsible development partner with a proven track record. We work productively with organized labor subcontractors and we maintain strong work standards. CHW has already successfully delivered communities in Linda

129Vista, two actually side by side, comprising more than 150 homes. We understand the neighborhood, the family demographics, neighborhood interests and wants and desires and how to build on hillside conditions. Streamline brings relevant experience delivering middle missing missing middle housing and developing on geologically sensitive canyon rooms like the one that this site comprises. That matters here because grading, retaining walls and structural systems need to be planned and constructed carefully where there will be schedule delays and cost overruns. LPA, our locally based architect, has delivered multiple successful projects for CHW. We also picked them because of their dedicated K through2 practice and experience with a wide range of schools and campuses for the district. Most notably, Horus Man Middle School and E3 Civic High Charter School. Likewise, our construction partner Highland has delivered multiple projects for CHW

130and collaborated with the Black Contractors Association on workforce development and apprenticeship opportunities. Highland has also delivered several successful projects for San Diego Unified. We are a team that has delivered in San Diego and Linda Vista repeatedly and we would like to be your trusted partner on this site and deliver for you. The district's employee housing survey shows that over one-third of district employees earn above the traditional eligibility for tax credit financed housing which is capped at 80% AMI and still cannot afford to live near the schools where they work. To be fully responsive to this RFP, Community Housing Works and Streamline proposed 294 workforce homes. Please keep in mind that this is our initial proposal intended to be as responsive as possible to the district's needs. So, in our proposal, we had 142 homes at

13130 to 80% AMI and 149 homes at 100 to 120% AMI. As I noted, our architect has looked at potential yield on this site, and we could easily add another 50 homes for each phase. So, that would take 142 homes to 172 homes at 30 to 80% AMI and 149 to 199 homes at 100 to 120% AMI. Um, so to be true to our original proposal, we had proposed 142 and 149, but we could certainly increase that by 100 homes. When it comes to financing, our proposal delivers strong and reliable returns to supplement the district's budget needs. We would provide a $200,000 upfront payment and an average annual ground lease payment of approximately 2.3 million, which totals about $229 million in revenue over a 99-year term. This is predictable revenue that supports district operations without

132support without exposing the district to development or operating risk. We used a very straightforward formula to estimate our annual payments just based on available cash flow and split with the district. The revenue is built on conservative underwriting and a financable capital structure. So it is durable. We base future payments on cash flow and we have not uh created any new gaps with guaranteed payments. So this is a proven time modern method that we have used many times. Our proposal responds to the needs of district families. In our proposal, we also included on-site child care and district aligned community space. We noted that the river center site actually covers two census trackcts and our proposal was sensitive to locating the on-site child care on the census tract that would allow us to use affordable housing tax

133credits to pay for a substantial portion of the cost of the child care center. So, it's another example of where we're trying to be fiscally prudent with this project. And we do have a provider lined up. Say San Diego is interested in operating this on-site child care. It would not just be an amen an amenity for the site but also a strategy for workforce retention reducing turnover pressure for educators with young families. This is really about reducing daily friction for working families who support the district so they can stay in the classroom and continue to stay with the district. As we all know, San Diego's housing crisis is directly affecting school district employees with more than half struggling to cover basic living expenses. Community Housing Works has a 38-year history of providing affordable and workforce

134housing, some of which is already supporting district educators and staff. A meaningful share of current CHW households include residents who already work locally in education, including for San Diego Unified. Community Housing Works with its wraparound resident services also supports the education goals of the district. Nearly all of the housing that CHW owns and operates includes important programs like afterchool programs because we believe home is where you get your start. For example, through CHW's resident services programs such as study stars, our kiddos have shown an average 20 point improvement in math and reading skills with 95% reporting higher career confidence through mentoring and career pathways. As we crafted our RFP response, we met with neighborhood stakeholders in Linda Vista and secured early buyin, which was demonstrated by the support letters included with our proposal. Our design

135thoughtfully respects the natural beauty of Techote Canyon, one of San Diego's most scenic vistas through setbacks, stepped massing, avoiding the edge of the canyon, and green spaces between buildings consistent with the community plan. Additionally, we created a new public amenity, a walking path along the edge of Techote Canyon, a place where people and nature can connect and thrive. We have proposed two and threetory buildings that are consistent with the fabric in the neighborhood and that will respect the beauty of the canyon. But again, if it is the desire to increase density, because we were only at two and three stories in our initial proposal, it would be relatively easy to add additional density to this site and add another 100 apartments to the yield that we proposed. Our community plan aligned approach reduces entitlement risk

136and positions the project for predictable approvals and on-time delivery. In closing, the CHW team delivers the highest number of homes that are affordable for your employees, the strongest long-term revenue for the district, and the lowest delivery risk of completing our proposed development on a predictable time frame. Representatives from our team are here to answer questions. Thank you. And this concludes our presentation. >> Thank you. Thank you so much. >> Board members, questions. Trust, >> I just have a couple clarifying questions. Uh one uh just a clarifying question presumably the what you specified in the prior project about the 120% being a deed restriction on 120% is that true for this project as well? >> Yes, this would be fully deed restricted. >> Okay, great. Um and then uh the other question [clears throat] is around

137um the child care center. I'll just ask the same question I asked of Lee and the view which is this is a comparable child care center the other one it would be appropriate depending on our use to be very for for infants or for um or for like a preschool setting depending on what what our need was and to be run by ourselves or by a by a contractor. >> So yeah it uh same pretty much same answer. I mean we it's our prerogative. It's our uh I mean um we we could um it it'll be up to us to to either operate it ourselves or choose a a a childcare provider to run it. But ask one other question. I'm wearing a blazer, but I'm actually a native plant guy >> in my real

138life. And so I just um I asked I just wanted to ask if you have any experience in um in having projects that have native plant landscaping and whether you'd be willing to consider native plant landscaping especially around the rim of the canyon. >> Yes. Yeah, we have projects that have native plant landscaping and we're big fans of poppies and larks and other native plants. So sticky monkey flower all the way. All right. [laughter] >> Can I just add real quickly? uh it's not in that presentation but in the original RFP is the path of the monarch presentation and those are all native plants that are around there and and LPA is also a landscape architecture firm as well architecture so we are all local guys that was page 57 of the RFP [laughter] >>

139other board members trustee vice president Bos >> thank you president Barrera um and thank you for your proposal I do like your emphasis on the community. You've reached out to the community. You've worked with communities in the past and you've emphasized that and talked a little bit about your history and work. So, I appreciate that. Um, I just had a question and maybe I was missing it, but are there any um open spaces like playground and was that in there? Okay. And maybe I just missed it. >> Yes. And I think Matt is going to push me out of the way here. >> It's getting late in the night. Sorry. >> Yeah. We we the you we [clears throat] specifically put the buildings perpendicular to the canyon edge so everyone would have views and tried

140not to have backfacing views and it also created more different areas to to place those amenities. So that is exactly the plan >> childcare areas and the likes >> the childare and the playground. Okay. And again, like page 57 kind of shows the U-shaped courtyards that are created to uh focus on community. And then we would have play areas, standard amenities, uh like barbecue areas, all all of that. Yeah. >> And then I just had one other question around the number of bedrooms. You went big on the studios and the onebedrooms um at like I think there was like 200 total versus to like 50 in the other plans. Is that just was there do you just think there's more demand or have you done any work to survey to see if that's what is

141>> that that's not set in stone that was us trying to be as responsive as possible to the material that was provided with the RFP. So it looks just eyeballing it really quickly. It looks like about an even split uh between studios and one bedrooms and then two and three bedrooms. I'm looking at um like phase one page 87 in the RFP for example. >> Um >> okay. So there's flexibility in that >> there there is flexibility and just kind of quickly dialing through this. It looks like it's roughly an even split between smaller format and larger format. >> Um >> it was just yeah you just had a lot more than the other proposals in the lower numbers it look like here. So, >> okay. I think the great news here is it's a

142high resource site, so it would score really well for large family and we'd be happy to accommodate that. >> Thank you. >> Hazen, >> thank you. And really appreciate um your openness and willingness to explore more density. And I'm curious, I think to um Vice President Bazo's point around amenities, um you know, I really want to make sure that we're leveraging this this beautiful space on the canyon. So, I'm curious, is there an opportunity um to increase density by going up and not taking away um from the space on the ground? Um is that an option? And is that something that would be feasible on on this? >> Yes, that would that would absolutely be the strategy to maintain as much of the open space and the views as possible. Um because we only designed

143to two and three stories in our initial proposal, we have a lot of uh room to go up and so we could accommodate that without sacrificing the green space. >> Thank you. And just to be clear, and you said also um additional parking could be added. Um so is a realistic expectation I mean one one parking irrespective of the number of units >> uh we have studied it a little bit I have a feeling we probably have to add a deck >> yeah I can speak to that a little bit one of the reasons we were able to achieve this this threetory stuff on the lower messa which was closer to the residential the single family we wanted to be more sensitive on that side as there's partial podium taking advantage of the grade change

144at the beginning for the projects that's further south more towards Linda Vista. So that gave us the advantage the ability to sort of lower the scale. Um but that's where we would explore additional parking is in that in that zone. >> Have you done military housing? >> I'm sorry. >> Have you ever done military housing? >> Yes, we have veterans housing and we have one under construction right now in Sarah Mesa. Yeah. And we have [laughter] >> Thank you, Jesse P. >> No, no. Okay. >> Okay. I think that's it. Again, thank you for sticking with us uh all all night. Two great presentations. >> No, we we really appreciate the opportunity and we just want to partner and be flexible uh to what you're looking for. >> Thank you. Thank you so much. >>

145Okay, Monarch. Oh, we lost one. >> I know. >> It's interesting. >> Yeah. >> Good evening. I want to thank the board, district staff, and selection committee for allowing us to present our proposal for the development at 6735 Gford Way, also known as the Revier Center site. My name is Aruna Dodapani. I'm the senior vice president of development at Eden Housing based here in San Diego. I'm a San Diego resident for over 15 years. I'm a member of the community. My son even goes to Bernie next door, so I'm ingrained. Um, I'm here tonight with my colleague Chris Arthur. He's a director of development for Eden Housing and Lori Ichisaka who's a principal at SVA Architects. I first want to start our presentation with some background on Eden Housing. Eden Housing was founded 58 years

146ago in the Bay Area. We've been involved in developing nearly 13,000 units across the state of California in those 58 years. We're one of the largest nonprofit affordable housing developers in the state with developments up in Hillsburg all the way down to San Cedro. Eden Housing is a developer and a long-term owner. We have our own in-house management company and have in-house resident services that provide services to our properties. Eden can deliver. We are one of the top 50 developers in the country, one of the only eight nonprofits. We're also just rated by the S&P with a issuer credit rating of double A minus with a stable outlook. So what does that mean? This rating reflects strong financial performance, prudent risk management, and high quality governance making it marking it as one of the highest

147ratings for a nonprofit housing provider. This next slide shows how eating can deliver. The supernova, which is the main state funding source that all three firms included in the rever site RFP respon responses, comes out annually if we're fortunate. In 2025, Eden submitted 11 applications and received five awards totaling $78 million. We were the top sponsor by total awarded dollars in this last funding cycle. At the end of 2025, we had 18 projects in construction and we're about to start construction on six additional developments. We're pragmatic in how we structure developments and we only propose what we believe we can deliver. We're also deliberate with the architect we select. SBA architects has the experience and expertise in working with school districts and universities. They built teacher housing, student housing, and affordable housing on school district

148property. Here are some examples of their work with school districts. On these slides, you might recognize this master plan development, PO and Victoria COM22. And this slide shows our current experience with SVA in educator housing up in Marin County. Now to the river center site. So Eden proposed only 108 units. Yes, we know it's 108, but we also proposed 110 parking stalls. With those 108 units, a separate child care center with additional 30 units, 30 parking stalls and 25 short-term parking stalls. So, we're very well parked in this neighborhood. We designed the site into three buildings or three communities with their own amenity spaces including a pocket park and adjacent parking. We considered quality of life for the residents. The unit sizes include one, two, and threebedroom units with adequate square footage. We did not

149include any units smaller than 650 square ft. The AMIs for the units range between 30 and 80% AMI. Understanding the district goals of affordable housing and timing, we only proposed 108 units because we feel like this is a realistic development that can be delivered within the desired time frame. Eden can go bigger. We've designed three-story buildings. We can add a fourthstory to it and still adequately park our developments since we have parked our ratios above 1.0 currently. But we would need to structure the development with the school district's desires and their feedback. The m there's only so much funding available for all of us in affordable housing. There's state, local, and federal monies available to us. So if we want bigger, we might have to phase the development to accommodate the financing available. As you

150can hopefully see in this slide, the buildings are set back from the street and neighboring community, which provides a buffer from the street while taking advantage of the canyon views. We worked with a civil engineer to establish realistic constructions and setbacks from the top of the slope. Construction costs were also a factor in how we designed the buildings. If you review the construction costs, I believe we have the most realistic costs included. We can complete this development in one single phase when within 3 to four years. These are the AMI levels that we're proposing for River. Again, we're providing one, two, and three bedrooms with more than half the units as two and three bedrooms. Thinking about the quality of life for the residents, we sized the units appropriately as well and did not include

151any studio units. This slide shows the total revenue to the school district. We've included a guaranteed rent of $50,000 a year with annual escalations. We've also included a residual receipt per rat share to the school district which is determined annually. So this is just an estimate based off of the perform we included in our proposal. And that concludes my presentation. Thank you. >> Great. Thank you so much. Good board members. >> Well, I I'll just start with I I think the question that we're all asking um can you get to a higher number of units? >> Definitely, we can we can >> How would you do that? Yeah, >> we could add uh we're at three stories currently, so we can go to four stories and still keep it, you know, we try to keep

152buildings at four stories or less to keep cost down. When you go to five stories, then you get into prevailing commercial prevailing wage versus residential prevailing wage. We can go to five stories. Um, we kept it at three to keep within the neighborhood, the single family home neighborhood. Um, I visited the site a couple times. I attended the school district community meeting. Um, and it just felt three stories was the right fit and we could park adequately. we could park it. And that was our concern, too, was, you know, in a previous presentation, there could be two people living in a unit, two different cars. They're not all going to be able to take transportation to their jobs. And so, we kept that in mind, but we can definitely increase by adding a story to

153at least four stories or even five. >> Thank you. Any other questions from >> Okay. Maybe I I'll just also ask about uh Trusty Whitehurst Payne's question about making use of the canyon kind of what's your design concept for that? >> Oh, definitely. We structure the buildings to take advantage of those canyon views. So, we have pocket parket uh park pockets or pocket parks that face the canyon with barbecue areas. We also have a walking path that goes from around our site along the canyon. So, definitely we did consider that in our design. >> Thanks. >> And then I'll just re reiterate the question about [clears throat] to Lee. Is this in your opinion a comparable child care center that could be utilized for whatever we determined through our surveying to be our highest best

154use? >> Yes, the the childcare center stands alone very nicely, has zone parking, it's well parked, has its own sort of separate entrance, so it's it's it can operate independently of the of the residential development and something that we could certainly use and activate for our use. >> Yes, vice president. >> Yeah. Um, similar question to the last group. Prior to this, and I know again if you get chosen, you'll reach out to the community more, but um, had you reached out gotten any input from the n surrounding neighborhoods and kind of >> familiar familiarized yourself with the community at all? >> So, I don't live too far from Linda Vista, so I know the area. So, I visited the site a couple times during the process. I attended the school board meeting. Unfortunately, there

155was only a couple residents that showed up to that community meeting and so that was my interaction. But if awarded, uh, Eden's known for their community outreach and working with the neighborhoods and making sure we integrate with the neighborhood and we're we're a neighbor to our neighbors. >> Okay. >> Well, thank you so much. Thanks for the presentation. >> The stalts, do we have public comment? We do not. Hey. Wow. Okay. Okay. Well, let's get to it. Do we have a motion on this project, Trusty Patterson? >> Um, yeah. I'll just go again with our with the um with a plain reading again of RFP, and we'll start as a that default position, which is to um which is to move uh staff to develop term sheets with Community Housing Works. >> Community Housing Works.

156Yeah, >> that's my motion. >> Second. >> And we got a second. >> Uh, >> okay. Let me say quick just at the outset um [clears throat] at the risk of angering >> the Yimi gods. Um, I I actually I'm very happy with what we've done in terms of getting additional affordability out of the conversations with developers. I I am I would I would oppose adding additional units only for for several reasons. One of which we had a lot of extensive conversations with the public and these were the proposals and so it's possible that had we had a larger project we would have had a lot more people turn out to oppose it. So in a way it's kind of a bait and switch. Um, number one, I I am concerned about from the dis

157adding additional units. Um, and especially where the additional units depart. I mean, we had a lot of conversation yesterday from the community that were concerned about our high density project that we ended up choosing. But imagine if we hadn't had that and we just decided from the dis to add 500. it would have been a very um it would had very dire consequences for us in terms of our relationship to our community and to San Diego public in general. So I would I would although I'm always excited to get more housing I I would discourage as a matter of process us from adding substantial more units from the dis. It's just my counsel on that. >> Thank you, Trusty Waters. Spain. >> I I will vote for them, but my my preference really is or

158decelves because um they seem to really capture I I don't like militaristic housing. I mean, that's my bias right up front. And I'm from the area Hampton Roads, Norolk where they've got a lot of military. It's and that's, you know, everybody's knows [clears throat] military there. I I just don't like that kind of sterile and um to have such a beautiful view >> of that hillside and that to just kind of I don't know. I I that doesn't that just doesn't sit well with me. We need to really not just oh it's just school housing for schools and folks in schools and they don't deserve some really really nice things. That's where I >> I I feel you and and I know that we've gone through questions and answers, but I wonder if Community Housing

159Works could be a little bit responsive to this. It's really about design. So I, you know, I think we're taking, you know, Trusty Person, I think, um, >> you know, not necessarily pushing you to increase the number of units, but I think we do want to push you to come up with design that um, is a little bit more exciting. >> No, we we really appreciate the comment. And um, >> this is still very conceptual, as Matt, I'm sure, would agree. And um yes, it is possible to do a lot more articulation, to do things that are um more that reflect more of uh kind of uh your preferences in terms of style and presentation in terms of what you would like the housing to look like. >> Yeah. I mean, >> I I understand

160what you're saying. At the moment, it looks >> kids should be running around up and down the hills enjoying life. It should just be kind of organic, a part of um >> well and and we do think that'll be happening because we're dedicating that wild flower trail >> with the monarch garden. We will have the open spaces, but yes, we can >> um gussy up the buildings. >> Yeah. >> Trusty. Yeah. >> Yeah. know, I really appreciate Trusty Whitehurst Payne bringing this up because I was going to do the same and I know maybe it seems trivial. Um, but I think everything else meets our goals, our expectations, our priorities as uh, Trusty Patterson has shared. Um, but I'll just be direct. I think what is shared in these renderings is uninspiring does not live

161up to at least what my expectation is in terms of the design. Um so would really like um everyone to sharpen their pencils on that so that we can give um our staff something that's really beautiful and really um fits in with the community. And also want to um echo what Trusty Person said around um this site not necessarily being appropriate um for more density um that we get the most units through what's been proposed here um and that that fits with this site. Uh, one thing I will add is I do think because this isn't as transit accessible as some of our other larger sites, really thinking about um, parking here is critically important. >> No, I President Ba, >> I I appreciate that and we would welcome the opportunity to show you some

162of our other communities that have uh, very different styles. Um, we just opened a beautiful one on Cortez Hill, in fact, and we'd love to welcome you to that. So, >> thank you. >> And, and I can just add that the beginning of the design process for us. And, uh, if you looked at the sort of colorful renderings in the previous proposal, very, very different style, right? So, it's same architecture firm. Uh, but it is the beginning. >> Uh, it's mostly about getting the scale correct. So, >> thank you. I was just going to add that, you know, we do have some historical background and just through the Libya project and I think there was one other hillside, but just and they're beautiful. If you haven't been to Libya, then definitely I think I encourage

163everyone Lee took me there and Sharon for a tour. So, um, it can be done and it it's been done well in this district already. So, you know, we we we already have the bar there, bar set, and so we'll hopefully be able to continue to exceed that. >> Yeah. Maybe we can do some mutual site tours. We tour Livia and you tour our Cortez project. >> Yeah. >> I trust you better. >> Yeah. I just have a few other [clears throat] um number one I want to reiterate what we've said on all the other ones which is TI and team established parameters um with with the project proponents beyond which it would be revoked and and reissued and then also um established timeline benchmarks same thing we could claw back the project if there

164wasn't progress um and then um maintain the firewall um until the award is contract the contract is awarded. Um I [clears throat] want to reiterate oh on the um while I'm while I was I'm I discourage an outright increase in unit unit number um I do want to encourage to the extent that there's any increase in in in footprint encourage maybe some somewhat of a shift toward two twobedroom >> um two or threeb just because we are trying to bring families back in uh Um, and um, yeah. So, and then the other thing again, okay, I I like the Path of the Monarch stuff a lot. And I also to echo I'll just I very very rarely get involved with like the nitty-gritty of whole site modernizations. I mean, I attend the meetings and I,

165you know, talk about need for trees and all that sort of, but the only one I've gotten involved with as a parent um, uh, on Tory Pines Elementary, which is surrounded on three sides by canyon. And one of the things I said, and I think a lot of folks echoed it, what an opportunity to, you know, I think we there's such a hunger with our children to have a sense of place, you know, we're we're always at risk of having kids raised in like the same strip mall, you know, that's like it could be in Sous City or you could be San Diego, it's the same strip mall, you know, but I think it's very important. Um, when I was at the county, we did a comprehens comprehensive native plant landscaping policy. But one of

166the things is I did a lot of research on the the the social emotional benefits of fostering a sense of place in kids and um what an opportunity to take that canyon setting and you've worked in tech before to take that canyon setting and incorporate [snorts] that not only into the landscaping but also into the the color palette and the you know exposed stone and you know whatever. Um, I think that'd be a really exciting thing for our kids to have. Um, I don't want to be too prescriptive about it, but it's kind of something um that I think about. And um, >> can I just ask on that, Cody? Lee, how much of the cage do we own? >> Yeah, I was going to say I I didn't want to um, yeah, we do

167actually own >> quite a bit of the slope there >> and um, and so >> there's a great opportunity to create a trail or connection to the canyon. Um, and the way the site is kind of it's it looks like a jerrymandered, but it really actually provides a lot of canyon access. Yeah. >> Um, so I think there's uh this this is a great opportunity to expand access cuz the buildings are all sort of on a messa, but then >> it it interconnects and then there's a greater canyon below it as well, you know, so that that isn't on our property, but but certainly opportunity to create a trail within our own property boundaries. >> Mhm. >> Yeah. It's fantastic. Did you CHW did you want to commentate at all on the canyon idea? >>

168Well, on the on the edge component, uh, you know, we've done a lot of work on on canyons in this firm as well. And as if you look on Google Earth, there's existing trails that are running right up the edge. One of the reasons why we didn't want to be too close to the the toe of the slope. There are rules about fire brush and things like that that you have to be respectful of. Um, and the building department gets very uh worried about buildings that are that close and materials you use and things like that. But from a landscape perspective, it's going to be very thoughtfully thought through and how to connect and integrate with that canyon. >> Right. >> Yeah. No, we we really appreciate the comments about creating a sense of place

169and a sense of connection to nature. I just had my kids on a scouting hike at Ko Sessions Park in the canyon this past weekend. So, totally understand what you're saying there and would love to see more of that come into the design. And then, you know, Community Housing Works has won a lot of design awards over the years through our architects. So, we do take design very seriously. And our project Paradise Creek in National City, we actually funded the uh creation and expansion of a park adjacent to our project there on the other side of the creek. And so we are very committed to being good environmental stewards and good stewards of our residents. >> Thank you. >> Okay. Oh yeah, Trusty Win. Thank you. Um, usually I don't really like usually I have

170a clear idea of who I think should be, you know, in charge of building housing for teachers and students, but kind of on this one, I'm I'm kind of stuck between Degrow a little bit and um community. Um, I guess the only thing that's really holding me back, which kind of has been like mentioned a lot, was the aesthetic. And, um, I'm really appreciative that you guys are willing to work with us on that. And maybe my one request is to maybe have more windows like facing the canyons. Um, I personally love the sun. Um, bright lights like this like really hurts my head. And you know, like living there, if you're living there long term, having windows is really important. Yeah. But really appreciate you guys for working with us on the aesthetics. >>

171Thank you. Thank you, trusty man. >> Okay, I think that exhausts our comments. So with that trustees or and win please vote on the motion and all other trustees please vote. >> All right. >> Well, thank you so much. >> Yeah, go ahead. President Bar, I just really wanted to say thank you first for your leadership on this, especially pulling us back from the edge a little bit in that meeting because I think we were all kind of tentative and weren't sure, you know, how well I mean, we had our ideas of of what we wanted to do, but I think it was a good call to um to do this process, even though it was long and very involved, but I don't know. I' I've learned a lot more doing it this way and

172you know feel more knowledgeable about each of the projects. Um and also the fact that we chose from four different developers. We were I was mentioning to Dr. Bula that I think it's important that we're >> six if we count we count >> and they're all different and they're all different um >> yeah so we we've used basically the point is yeah that we've used different developers on each of the projects and I think that's great too because we're incorporating more um you know organizations within our community and different ideas and um so but yeah >> thank you guys all and thank you all for staying absolutely No, and I want to thank the whole board and superintendent and uh Lee and and Jean and and our partners. Not only do I think we are

173we moving forward with um really six projects because we have to think of uh the old central as a project as part of this mix. um with six really um uh very experienced, very capable developers. We set out as our goal to house 10% of our employees, which is about 1500 units. And we've got a long way to go to negotiate these agreements to get these projects to completion. We're at about 3,000 units. So, we're at about 20% of of our employees. um which again is, you know, we've talked about this before and we've got a long way to go to get these uh projects to completion, but across California, there's about a thousand units that have been built so far um by school districts uh for for workforce housing. So, we're tripling that. Um

174so, just very much, you know, I I think this is an important um point that we've gotten to in the works ahead of us, but yes, Trusty Person. >> Yeah. Can I see I'm just right now doing some back of the envelope calculations here. to Richard's point or to the president's point in the last these five projects um we have uh instruct the stats develop term sheets on 2497 uh we had 270 before that at central we had 53 at Livia for a total of 20 and and I think to contextualize that and this is what I think for me is the tape >> are you counting IMC in there >> I am >> oh good that's That's IMC plus Central plus uh Livby, the 53 Livby. So that's 2,820. >> Um but um >>

175to me, more important than the number is >> we're one district. There's what 830 something in the whole state. 1,000 districts. They've got 830 something. >> Yeah. >> We're one district. And I think hopefully we'll come back in March [clears throat] or something. tighten up the process, clean up the process, get a process that not only works for us, but works for districts throughout the state, throughout the country. Um, and we're in a paradigm in which frankly >> not a lot of our public agencies have been delivering. And I think it's a lesson that when you have a a determined board with an exceptional staff, um, with the right enabling legislation, thank you to all the state legislators who who paved the way for us to do this. We can solve the public and the

176we can solve the housing crisis as a as a public agency. And in the end, we have not supplanted the private sector. We've used the RFP process. We've not used any additional taxpayer funding. >> We've not given away the land. These are 99 ground. I mean, this is a model that is that is virally effective. There's no reason this districts throughout the state should not be using this model. And so I just want to thank everyone and and and Richard for bringing us home here and um and Lee and his team and and Lassar for counseling on this. >> Um in the end there's the only way we're going to solve our affordable housing crisis is by getting the public off the sideline. >> The private sector is not going to do this alone. You

177are going to need the general public and public agencies to step up and do their part. And this is an example of how we do it. So, I want to thank everyone. Yeah. >> All right. With that, we are Did you Yes. >> Just a quick one. So, I want to echo everything everyone's saying and I think just couldn't be more excited about what we're able to do here. And I think the other thing um and this is not going to be surprising but you know my question is always how do we think about the impacts of this housing on our staff on their families who many in many cases are our students and so I would really push us um once these get built and I know it's going to be a few years

178um to really think about how we can measure the outcomes right we heard from community housing works about um their tutoring program and that they see increases in literacy and in in math scores. We know that when people are stably housed, we see higher retention of our of our workforce and increased uh levels of wellness. And so my hope is that we can really evaluate the impact to do what Trusty Patterson said, help other districts replicate and scale, not just to figure out, well, how do we finance this and how do we build this, um, but what difference does it make? um so that we can make the case hopefully for more funding to support this work um across the state. >> Thank you. >> All right. >> End of the politicking. We are we

179are ajourned. Thank you.