Board of Education Special Meeting - Jan 26 2026

Board of Education Special Meeting - Jan 26 2026 Agenda at 5:00 PM Eugene Brucker Education Center Auditorium, 4100 Normal St., San Diego, CA 92103

A. Opening Ceremony

1. Call to Order, Roll Call, Establish Quorum

B. Adoption of Agenda

1. Adoption of Agenda

C. Affordable Workforce Housing Workshop

1. Introduction and Supporting Information Staff will present information. Public testimony on an individual housing proposal will be received during the specific agenda item. Staff Presentation 1-26-2026.pdf Staff Presentation 1-26-2026.pptx Workforce Housing Workshop 1-page summary 1-22-2026.pdf Normal Street Summary.pdf Commercial Street Summary.pdf Workforce Housing Workshop Questions and Responses 1-22-2026.pdf Attachment A_Affirmed_4100 Normal Street.pdf Attachment B_Monarch.Eden_4100 Normal Street.pdf Attachment C_PROTEA.Malick_4100 Normal Street.pdf Attachment D_Decro_2101 Commercial Street.pdf Attachment E_Mirka_2101 Commercial Strret.pdf Attachment F_BRIDGE_2375 Congress Street.pdf Attachment G_Community Housing Works_2375 Congress Street.pdf Attachment H_Monarch_Group_2375 Congress Street.pdf Attachment I_Community Housing Works_6735 Gifford.pdf Attachment J_Decro_6735 Gifford Way.pdf Attachment K_Monarch.Eden_6735 Gifford Way.pdf Attachment L_4100 Normal Street Brucker_Summary_Notes.pdf Attachment M_2101 Commercial_Street Summary_Notes.pdf Attachment N_2375 Congress Street Ballard_Summary_Notes.pdf Attachment O_2441 Cardinal Lane IMC_Summary_Notes.pdf Attachment P_6735 Gifford WayRevere_Summary_Notes.pdf Attachment Q_Unit Mix by AMI and Type Summary.pdf

2. Presentation of Proposals to Construct and Operate Affordable Workforce Housing and Joint Occupancy at 4100 Normal Street, currently the Eugene Brucker Education Center Site RECOMMENDATION: Consider proposals and authorize staff to meet, interview, complete due diligence, and negotiate a Term Sheet followed by a Joint Occupancy Agreement with the Board recommended proposal. FISCAL IMPACT: To be determined in future based on Board selected proposal, negotiated Term Sheet, Ground Lease and Joint Occupancy Agreement. BACKGROUND: On December 3, 2024, the Board held a special real estate workshop on affordable workforce housing to discuss housing initiatives, and recommended District staff move forward with a Request for Proposals (RFP) for the following five District-owned properties: • Education Center, 4100 Normal Street, San Diego, CA 92103 • Revere Center, 6735 Gifford Way, San Diego, CA 92111 • Ballard Center, 2375 Congress Street, San Diego, CA 92110 • Instructional Media Center (north parking lot and undeveloped area) 2441 Cardinal Lane, San Diego, CA 92123 • Commercial, 2101 Commercial Street, San Diego, CA 92113 A Memorandum from the Advisory Committee on Workforce Housing Supports dated January 31, 2025, provided recommendations on workforce housing to the Board that were collected from San Diego Education Association representatives and representatives appointed from other District-recognized bargaining units. (Attachment 1-Memorandum for Advisory Committee) On March 25, 2025, the Board adopted a Resolution of Intent to Consider Proposals for Affordable Workforce Housing and Joint Occupancy at Five District-owned Properties along with a Resolution Establishing District Goals and Principles to Develop Affordable Workforce Housing. (Attachment 2-Resolutions) San Diego Unified School District establishes a goal of creating affordable housing opportunities for 10% of its workforce over the next decade. San Diego Unified School District is interested in pursuing partnerships with the private sector to create affordable workforce housing opportunities in a public private partnership structure that meets California Education Code requirements for joint occupancy projects. San Diego Unified School District will use the following guiding principles to inform its work to jointly develop District properties over the next ten years. • Development of District property should support affordable housing for classified and certificated staff. Housing is considered affordable when less than 30% of a family’s income is spent on rent. • Units developed on District properties should be responsive to the needs of employees with TK-12th grade student dependents. • Maximizing the number of affordable units is the highest priority, followed by securing ongoing revenue sources to supplement District’s budget. • When issuing Request for Proposals (RFPs), District should provide flexible parameters to elicit a market response. • The vision to develop properties comes through community engagement and consensus with community and labor partners. • Develop properties as sustainable communities, in alignment with the State Superintendent’s housing initiative to encourage housing development in California. • Maintain ownership of District property. These goals and guiding principals were included in the Request for Proposals issued April 1, 2025. Proposers could propose on any or all five District properties. Key components of the RFP included a District Use for Joint Occupancy component, affordable unit mix, financials including construction and operating costs, etc. Community listening sessions were held for each of the properties, on April 10, 2025 (IMC), April 14, 2025 (Revere), April 21, 2025, (Ballard), April 24, 2025 (Commercial) and April 28, 2025 (Brucker), to gather community input with attendance from interested proposers. On June 17, 2025, a mandatory pre-submittal conference was held to answer questions and receive initial qualification statements from interested proposers. Proposers were invited to attend site walks to view the properties in greater detail. Proposals were due to District on August 26, 2025. On December 10, 2025, the Board of Education Trustees voted to schedule a future workshop meeting for Board to allow further review and discuss the Affordable Workforce Housing and Joint Occupancy Development proposals before taking action. On December 19, 2025, the District extended an invitation to all qualified proposers to participate in a Board of Education Real Estate Workshop to present a PowerPoint presentation, clarify their original proposals, discuss financing feasibility and project. The District requested proposers complete a tabular summary of project details for each proposal and respond to any questions from the Board. Proposer responses are attached to this agenda item. DISTRICT POINT OF CONTACT: Lee Dulgeroff, Senior Executive Director, Facilities Planning and Construction, ldulgeroff@sandi.net and 858.637.3516. Attachment 1_Memorandum from Advisory Committee Attachment 2_Resolution of Intent Attachment 3.1_Affirmed_Normal Street.Presentation Attachment 3.1_Affirmed_Normal Street.Presentation.pptx Attachment 3.2_Affirmed_Normal Street.Matrix.District Notations Attachment 3.2_Affirmed_Normal Street.Matrix Attachment 3_Affirmed_Normal Street.Proposal Attachment 4.1_PROTEA_Malick_Normal Street.Presentation Attachment 4.2_PROTEA_Malick_Normal Street.Matrix.District Notations Attachment 4.2_PROTEA_Malick_Normal Street.Matrix Attachment 4_PROTEA_Malick_Normal Street.Proposal Attachment 5.1_Monarch_Eden_Normal Street.Presentation Attachment 5.1_Monarch_Eden_Normal Street.Presentation.pptx Attachment 5.2_Monarch_Eden_Normal Street.Matrix Attachment 5_Monarch_Eden_Normal Street.Proposal

3. Presentation of Proposals to Construct and Operate Affordable Workforce Housing and Joint Occupancy at 2101 Commercial Street, former Irving Street Warehouse Site RECOMMENDATION: Consider proposals and authorize staff to meet, interview, complete due diligence, and negotiate a Term Sheet followed by a Joint Occupancy Agreement with the Board recommended proposal. FISCAL IMPACT: To be determined in future based on Board selected proposal, negotiated Term Sheet, Ground Lease and Joint Occupancy Agreement. BACKGROUND: On December 3, 2024, the Board held a special real estate workshop on affordable workforce housing to discuss housing initiatives, and recommended District staff move forward with a Request for Proposals (RFP) for the following five District-owned properties: • Education Center, 4100 Normal Street, San Diego, CA 92103 • Revere Center, 6735 Gifford Way, San Diego, CA 92111 • Ballard Center, 2375 Congress Street, San Diego, CA 92110 • Instructional Media Center (north parking lot and undeveloped area) 2441 Cardinal Lane, San Diego, CA 92123 • Commercial, 2101 Commercial Street, San Diego, CA 92113 A Memorandum from the Advisory Committee on Workforce Housing Supports dated January 31, 2025, provided recommendations on workforce housing to the Board that were collected from San Diego Education Association representatives and representatives appointed from other District-recognized bargaining units. (Attachment 1-Memorandum for Advisory Committee) On March 25, 2025, the Board adopted a Resolution of Intent to Consider Proposals for Affordable Workforce Housing and Joint Occupancy at Five District-owned Properties along with a Resolution Establishing District Goals and Principles to Develop Affordable Workforce Housing. (Attachment 2-Resolutions) San Diego Unified School District establishes a goal of creating affordable housing opportunities for 10% of its workforce over the next decade. San Diego Unified School District is interested in pursuing partnerships with the private sector to create affordable workforce housing opportunities in a public private partnership structure that meets California Education Code requirements for joint occupancy projects. San Diego Unified School District will use the following guiding principles to inform its work to jointly develop District properties over the next ten years. • Development of District property should support affordable housing for classified and certificated staff. Housing is considered affordable when less than 30% of a family’s income is spent on rent. • Units developed on District properties should be responsive to the needs of employees with TK-12th grade student dependents. • Maximizing the number of affordable units is the highest priority, followed by securing ongoing revenue sources to supplement District’s budget. • When issuing Request for Proposals (RFPs), District should provide flexible parameters to elicit a market response. • The vision to develop properties comes through community engagement and consensus with community and labor partners. • Develop properties as sustainable communities, in alignment with the State Superintendent’s housing initiative to encourage housing development in California. • Maintain ownership of District property. These goals and guiding principals were included in the Request for Proposals issued April 1, 2025. Proposers could propose on any or all five District properties. Key components of the RFP included a District Use for Joint Occupancy component, affordable unit mix, financials including construction and operating costs, etc. Community listening sessions were held for each of the properties, on April 10, 2025 (IMC), April 14, 2025 (Revere), April 21, 2025, (Ballard), April 24, 2025 (Commercial) and April 28, 2025 (Brucker), to gather community input with attendance from interested proposers. On June 17, 2025, a mandatory pre-submittal conference was held to answer questions and receive initial qualification statements from interested proposers. Proposers were invited to attend site walks to view the properties in greater detail. Proposals were due to District on August 26, 2025. On December 10, 2025, the Board of Education Trustees voted to schedule a future workshop meeting for Board to allow further review and discuss the Affordable Workforce Housing and Joint Occupancy Development proposals before taking action. On December 19, 2025, the District extended an invitation to all qualified proposers to participate in a Board of Education Real Estate Workshop to present a PowerPoint presentation, clarify their original proposals, discuss financing feasibility and project. The District requested proposers complete a tabular summary of project details for each proposal and respond to any questions from the Board. Proposer responses are attached to this agenda item. DISTRICT POINT OF CONTACT: Lee Dulgeroff, Senior Executive Director, Facilities Planning and Construction, ldulgeroff@sandi.net and 858.637.3516 Attachment 1_Memorandum from Advisory Committee.pdf Attachment 2_Resolution of Intent.pdf Attachment 3_Decro_Commercial.Proposal.pdf Attachment 3.1_Decro_Commercial.Presentation.pdf Attachment 3.1_Decro_Commercial.Presentation.pptx Attachment 3.2_Decro_Commercial.Matrix.District Notations.pdf Attachment 3.2_Decro_Commercial.Matrix.pdf Attachment 4_Mirka_Commerical.Proposal.pdf Attachment 4.1_Mirka_Commercial.Presentation.pdf Attachment 4.1_Mirka_Commercial.Presentation.pptx Attachment 4.2_Mirka_Commercial_Matrix.District Notations.pdf Attachment 4.2_Mirka_Commercial_Matrix.pdf

D. Public Participation

1. A maximum of 20 minutes of Public Testimony on Agenda Item C.2. will be taken following presentations by all developers. A maximum of 20 minutes of Public Testimony on Agenda Item C.3. will be taken following presentations by all developers. Public testimony will be heard in-person only. There is no public testimony on non-Agenda items at this special meeting.

E. Adjourn

1. Adjourn: The next regular meeting will be held on January 27, 2026 at 2:00 p.m. A second special board meeting on Affordable Housing will be held on January 27, 2026 at 5:00 p.m.

Reasonable accommodation for any individual with a disability - Any individual with a disability who requires reasonable accommodation to participate in a board meeting may request assistance by contacting the Board Services Office at (619) 725-5550.