East Palo Alto City Council May 23, 2022 Agenda Page 1 of 2
EAST PALO ALTO CITY COUNCIL
SPECIAL JOINT STUDY SESSION MEETING
WITH THE RAVENSWOOD CITY SCHOOL
DISTRICT BOARD OF DIRECTORS
May 23, 2022, 6:00 p.m.
EPA Government Center
2415 University Ave, First Floor
East Palo Alto, CA 94303
NOTICE
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International numbers available: https://zoom.us/u/aMWYF4KT East Palo Alto City Council May 23, 2022 Agenda Page 2 of 2
1. CALL TO ORDER AND ROLL CALL
2. APPROVAL OF THE AGENDA
(Government Code Section 54957.7(a))
3. STUDY SESSION
1. Joint Study Session Between the City Council of the City of East Palo Alto and the Ravenswood City School District Board of Directors
4. ADJOURNMENT
This AGENDA is posted in accordance with Government Code Section 54954.2(a) This Notice of Availability of Public Records: All public records relating to an open session item which are not exempt from disclosure pursuant to the Public Records Act, that are distributed to the majority of the City Council will be available for public inspection at the City Clerk’s Office, 2415 University Avenue, East Palo Alto, CA at the same time that the public records are distributed or made available to the City Council. Such documents may also be available on the East Palo Alto website www.cityofepa.org subject to staff’s ability to post the documents prior to the meeting. Information may be obtained by calling (650) 853-3100.
The City Council meeting packet may be reviewed by the public in the Library or the City Clerk's Office. Any writings or documents pertaining to an open session item provided to a majority of the City Council less than 24 hours prior to the meeting, shall be made available for public inspection at the front counter at the City Clerk's Office, 2ND Floor, City Hall, 2415 University Avenue, East Palo Alto, California 94303 during normal business hours. Information distributed to the Council at the Council meeting becomes part of the public record. A copy of written material, pictures, etc. should be provided for this purpose.
East Palo Alto City Council Chambers is ADA compliant. Requests for disability related modifications or accommodations, aids or services may be made by a person with a disability to the City Clerk's office at (650) 853-3127 no less than 24 hours prior to the meeting as required by Section 202 of the Americans with Disabilities Act of 1990 and the federal rules and regulations adopted in implementation thereof.
DECLARATION OF POSTING
This Notice is posted in accordance with Government Code §54954.2(a) or §54956. Members of the public can view electronic agendas and staff reports by accessing the City website. Under penalty of perjury, this Agenda was posted to the public at least 24 hours prior to the meeting.
POSTED: May 20, 2022
ATTEST:
James Colin
Acting City Clerk
EAST PALO ALTO
CITY COUNCIL
STAFF REPORT
DATE: May 23, 2022
TO: Honorable Mayor and Members of the City Council
VIA: Patrick Heisinger, Interim City Manager
BY: Patrick Heisinger, Interim City Manager
SUBJECT: Joint Study Session Between the City Council of the City of East Palo Alto and the Ravenswood City School District Board of Directors
Recommendation
It is recommended that the City Council of the City of East Palo Alto and the Ravenswood City School District Board of Directors host a joint study session to discuss topics of mutual interest.
Background
Over the years, the City Council of East Palo Alto and the Ravenswood City School District Board of Directors have hosted joint study sessions to discuss topics of mutual interest. On Monday, May 23, 2022, at 6 PM, the two entities will meet again, virtually to discuss several items.
Analysis
During the Study Session on May 23, 2022, the City Council of East Palo Alto and the Ravenswood City School District Board of Directors will discuss the following topics.
1. Construction Progress at Cesar Chavez Ravenswood Middle School
2. Facilities/Parks Partnerships
3. The District’s June General Obligation Bond
4. Potential Leases of District Owned Properties
5. Other Topics Raised by either City Council or District Board Members City and District staff will give a presentation on the topics identified above and at the end of each section, the two entities can engage in discussion and ask questions of staff.
Attachments
1. Ravenswood City School District Presentation
3.1 Packet Pg. 3
Joint Study Session
May 23rd 2022
3.1.a
Packet Pg. 4
Attachment: Ravenswood City School District Presentation ● CCRMS Construction Progress ● Increasing Green Space Access ○ CCRMS - Magical Bridge ○ Costano ○ Los Robles-Ronald McNair ● June General Obligation Bond ○ District Needs ○ Financial Transparency ○ Plans ● Leases ○ Flood School Site ○ 2120 Euclid Agenda
2 3.1.a
Packet Pg. 5
Attachment: Ravenswood City School District Presentation CCRMS Construction Progress
The CCRMS construction project is the district’s largest ever facilities project, and involves creating two new buildings and rennovating nearly all classrooms ● We started with CCRMS because it is
our comprehensive middle school – all
Ravenswood students will eventually
attend CCRMS
● We are building two new buildings
(see image above) and a rennovation
of nearly all structural classrooms
● The project is expected to cost $50m
and run through December 2023
● Major work began in February
● This is RCSD’s largest ever construction
project and set of improvements – but
does not include work beyond that
focused on individual classrooms
1 2
3 3.1.a
Packet Pg. 6
Attachment: Ravenswood City School District Presentation ● CCRMS Construction Progress ● Increasing Green Space Access ○ CCRMS - Magical Bridge ○ Costano ○ Los Robles-Ronald McNair ● June General Obligation Bond ○ District Needs ○ Financial Transparency ○ Plans ● Leases ○ Flood School Site ○ 2120 Euclid Agenda
4 3.1.a
Packet Pg. 7
Attachment: Ravenswood City School District Presentation Increasing Green Space Access
We know that green space is inequitably distributed and are working on remedying that
Map of Tree Cover of Local Cities
RCSD schools have less
than half the tree
coverage of Palo Alto
schools
Source: SFEI City of East Palo Alto Presentation
As the largest local
landowner, we have an
obligation to think
differently about adding
green space
3.1.a
Packet Pg. 8
Attachment: Ravenswood City School District Presentation Increasing Green Space Access: CCRMS
In partnership with the Magical Bridge Foundation, we are working on redesigining the back of the school
3.1.a
Packet Pg. 9
Attachment: Ravenswood City School District Presentation Increasing Green Space Access: Costano
We are hoping to transform the field by Costano into a field the community could be proud of
We worked
closely with City
Staff to create
an initial design
and apply,
unsuccessfully,
for a state grant
for this project
3.1.a
Packet Pg. 10
Attachment: Ravenswood City School District Presentation Increasing Green Space Access: Los Robles
Similarly, the field by Los Robles-Ronald McNair (and BGCP & the Primary School) is nearly unusable
We are working closely with City Staff to engage local funders about this possible project
3.1.a
Packet Pg. 11
Attachment: Ravenswood City School District Presentation ● CCRMS Construction Progress ● Increasing Green Space Access ○ CCRMS - Magical Bridge ○ Costano ○ Los Robles-Ronald McNair ● June General Obligation Bond ○ District Needs ○ Financial Transparency ○ Plans ● Leases ○ Flood School Site ○ 2120 Euclid Agenda
9 3.1.a
Packet Pg. 12
Attachment: Ravenswood City School District Presentation June General Obligation Bond
We have effectively spent all of the ~$96m in bond funds we raised in the last few election cycles…
10 3.1.a
Packet Pg. 13
Attachment: Ravenswood City School District Presentation June General Obligation Bond
… Yet there is so much more work to do
3.1.a
Packet Pg. 14
Attachment: Ravenswood City School District Presentation June General Obligation Bond
How is there so much remaining need? Our 2015 facilities master plan outlined nearly $300m in facilities needs across our four remaining schools 12 School Name Year Built Last Big
Renovation
Critical Facility
Needs
Educational
Program Needs
Total Identified
Needs
Belle Haven 1948 1977 $7.6m $25.1m $32.7m
Costano 1954 2002 $4.7m $34.2m $38.9m
Los Robles-Ronald McNair 1960 2000 $5.6m $41.3m $46.9m
Ravenswood Middle School 1951 1993 $14.4m $103.7m $118.1m Average 1953 1993 $8.1m $51.1m $59.2m
Total NA NA $32.3m $204.4m $236.7m
Note 1: The district is somewhat responsible for maintaining other sites not show (e.g. charters). Those projects, not show here, are estimated to cost an additional $100m.
Note 2: As these estimates were done in 2015, we have included an 8% rate of construction cost inflation Note 3: Totals may not exactly equal the sum of parts due to rounding.
Over the last five years we have issued
$96m in bonds to address these two sets
of needs – leaving us $140m short
3.1.a
Packet Pg. 15
Attachment: Ravenswood City School District Presentation June General Obligation Bond
We have spent these funds transparently and effectively 13 Financial Transparency
• We have received clean reviews for each of the bonds
from both our Citizens Oversight Committee and our
independent financial auditors
o We have openings on our Citizens Oversight
Committee – visit our website to apply to join or learn more!
• Financial reports (and detailed expenditure data) are available on our district business office website
Financial Efficacy
• We have used tight fiscal management, our AAA bond
rating, and low interest rates to have better than
anticipated costs
• As a result of this the total projected repayment is
$20m less than it was initially estimated to be
o For a typical household, that is an annual saving of
$76 per year (35% less than anticipated in 2018)
• Additionally, the final repayment term will be about
nine years earlier than expected (i.e. the date provided to voters in 2018)
3.1.a
Packet Pg. 16
Attachment: Ravenswood City School District Presentation June General Obligation Bond
This June, voters will be voting on Measure I, a $110m general obligation bond 14 General Obligation Bond Overview
• $110m general obligation bond to “replace
aging portables with permanent classrooms;
upgrade safety, technology, and energy
efficiency; and provide the local match for
State facilities funds”
• Projected levy is $30 per $100,000 of
assessed value
• School specific plans, financial reports
(and detailed expenditure data) are available
on our facilities website
• Overall, 71% of survey respondents would
likely support a bond of up to $110m with
22% saying they are unlikely to support the
measure (7% weren’t sure)
We believe the dire need for new facilities, coupled with the district's strong track record of managing bond money over the last six years, is enough to warrant a "Yes" vote.
Ravenswood has arguably been too leery of asking for money in the past, with a long lapse in bond measures until the modest $26 million Measure H in 2016, followed shortly thereafter with the $70 million Measure S bond in 2018. Voters overwhelmingly approved both these measures, which helped finance school construction that are mission critical to give children a safe, healthy learning environment.
This money hasn't gone toward luxuries – it paid for structural upgrades to keep roofs from collapsing, making sure the locks worked, and replacing failing pipes.
3.1.a
Packet Pg. 17
Attachment: Ravenswood City School District Presentation ● CCRMS Construction Progress ● Increasing Green Space Access ○ CCRMS - Magical Bridge ○ Costano ○ Los Robles-Ronald McNair ● June General Obligation Bond ○ District Needs ○ Financial Transparency ○ Plans ● Leases ○ Flood School Site ○ 2120 Euclid Agenda
15 3.1.a
Packet Pg. 18
Attachment: Ravenswood City School District Presentation Leases
We are seeking to lease two sites, one in East Palo Alto and one in Menlo Park 16 3.1.a
Packet Pg. 19
Attachment: Ravenswood City School District Presentation Leases
We are proposing leasing – not selling – both of these sites 17 Why lease?
● We are proposing leasing (not selling) two under-used sites ○ We currently lease nearly half of our overall space, entirely to organizations the serve a community benefit
○ Selling land results in one-time funds that could only be used for facility improvements – leasing brings in steady unrestricted revenue
● We are expecting something new to be built on each site – while the developer we are leasing to may have a specific plan, much of this will be determined through the entitlement process ● We are hoping that the rental revenue from these sites can address regional funding disparities, although these revenues will not come in for ~6 years
3.1.a
Packet Pg. 20
Attachment: Ravenswood City School District Presentation Leases
When accounting for student need, Ravenswood has the lowest base per-pupil allocation in San Mateo County
18 $8.9 $9.8 $10.9 $11.4 $11.6 $11.6 $12.0 $12.0 $12.7 $12.8 $13.0 $19.3 $20.7
$25.4 $25.7
$27.8
$35.6
$0k
$5k
$10k
$15k
$20k
$25k
$30k
$35k
$40k
RCSD Funds Per Weighted Pupil* by Scenario Across San Mateo, SY19-20
RCSD base
allocation…
*Note: For LCFF, California weights students based on need. That is, students who are eligible for free or reduced lunch, are homeless, English learners, special education students, and other metrics of need receive higher weights.
3.1.a
Packet Pg. 21
Attachment: Ravenswood City School District Presentation Leases
When accounting for student need, Ravenswood has the lowest base per-pupil allocation in San Mateo County
19 $8.9 $9.8 $10.1 $10.9 $11.4 $11.6 $11.6 $12.0 $12.0 $12.7 $12.8 $13.0 $19.3 $20.7
$25.4 $25.7
$27.8
$35.6
$0k
$5k
$10k
$15k
$20k
$25k
$30k
$35k
$40k
RCSD Funds Per Weighted Pupil* by Scenario Across San Mateo, SY19-20
RCSD base
allocation…
… with
existing
leases…
*Note: For LCFF, California weights students based on need. That is, students who are eligible for free or reduced lunch, are homeless, English learners, special education students, and other metrics of need receive higher weights.
3.1.a
Packet Pg. 22
Attachment: Ravenswood City School District Presentation Leases
When accounting for student need, Ravenswood has the lowest base per-pupil allocation in San Mateo County
20 $8.9 $9.8 $10.1 $10.9 $11.4 $11.6 $11.6 $12.0 $12.0 $12.4 $12.7 $12.8 $13.0 $19.3 $20.7
$25.4 $25.7
$27.8
$35.6
$0k
$5k
$10k
$15k
$20k
$25k
$30k
$35k
$40k
RCSD Funds Per Weighted Pupil* by Scenario Across San Mateo, SY19-20
RCSD base
allocation…
… with
existing
leases…
… with
new
leases...
*Note: For LCFF, California weights students based on need. That is, students who are eligible for free or reduced lunch, are homeless, English learners, special education students, and other metrics of need receive higher weights.
3.1.a
Packet Pg. 23
Attachment: Ravenswood City School District Presentation Leases
Only with existing leases, the new leases, REF’s record contributions, and the stimulus funds do we have a competitive level of funding in the county 21 $8.9 $9.8 $10.1 $10.9 $11.4 $11.6 $11.6 $12.0 $12.0 $12.4 $12.7 $12.8 $13.0 $14.6
$16.5
$19.3 $20.7
$25.4 $25.7
$27.8
$35.6
$0k
$5k
$10k
$15k
$20k
$25k
$30k
$35k
$40k
RCSD Funds Per Weighted Pupil* by Scenario Across San Mateo, SY19-20
RCSD base
allocation…
… with
existing
leases…
… with
new
leases...
… with all
of REF…
… with
one-time
stimulus
*Note: For LCFF, California weights students based on need. That is, students who are eligible for free or reduced lunch, are homeless, English learners, special education students, and other metrics of need receive higher weights.
Takeaways
• When accounting for need,
we have the lowest
amount of base funding
per student in the county
• With our existing leases, we
have the second lowest
amount of base funding in
the county
• With these new leases, we
would be approximately
average in the county
• Only with REF and the
one-time stimulus funds
are we in the top third (still
less than half as much as
some other districts)
3.1.a
Packet Pg. 24
Attachment: Ravenswood City School District Presentation Financial Impact
Our typical salaries for many positions were the among the lowest in the county 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Ravenswood Salaries by Role
20-21
Percentiles
Note: CSEA positions are from the CSEA dataset; teachers are compared to the county through an internal analsyis; teacher salary increases are a mix of the bottom and top of the salary schedule Teacher
salaries were
in the bottom
fifth
Principal
salaries were
the lowest in
the county
3.1.a
Packet Pg. 25
Attachment: Ravenswood City School District Presentation Financial Impact
These planned leases empowered us to bring school salaries into the top third of the county and central office salaries to the county average 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Ravenswood Salaries by Role
Post Raise
20-21
Percentiles
Note: CSEA positions are from the CSEA dataset; teachers are compared to the county through an internal analsyis; teacher salary increases are a mix of the bottom and top of the salary schedule Top Third
Median
3.1.a
Packet Pg. 26
Attachment: Ravenswood City School District Presentation Leases Update: 2120 Euclid
We are exclusively neogitating with a Developer based on their proposal for the 2120 Euclid site
24 3.1.a
Packet Pg. 27
Attachment: Ravenswood City School District Presentation Leases Update: Flood School Site
We are exclusively neogitating with Alliant Strategic based on their proposal for the Flood School site
25 Project Overview
• Proposed investing $50-60m in building a three to four story affordable rental housing with 80 to 90 units
• Housing would have a preference for Ravenswood teachers and staff who meet affordability eligibility benchmarks • Would bring in ~$500k annually (plus inflators) over the 90 year term
• Site is currently zoned for lower levels of density; we are hoping to have it rezoned in the next master plan update in January (2023)
• We are a month or two away from finalizing the terms of the ground lease (likely next month); the developer does not yet have site control
• We are exploring alternative entrances to the site, including one through the park and by Haven House
3.1.a
Packet Pg. 28
Attachment: Ravenswood City School District Presentation Leases Update: Flood School Site
There has been some push back from certain segments of the neighboring Suburban Park Community
26 Another neighborhood resident painted it as "one of the last 'Leave it to Beaver' neighborhoods," referencing a 1950s sitcom. All of that, they argue, would be irrevocably stripped away by the potential development. "There is a need for affordable housing, but just not here," the resident said.
- The Almanac, May 5, 2022
3.1.a
Packet Pg. 29
Attachment: Ravenswood City School District Presentation Leases
Leasing these two sites has been a multi-year project with significant engagement and a public procurement process
27 2020 2021 ‘22
Sept Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Initial review of options
Board approves leasing
exemption for flood site
Facilities study session
Board approves resolution to
seek leases for the site
JLL begins site review and
informal marketing campaign
Request for proposal process
Board approves teacher
raises
Responses due and reviewed
Community meetings
Lease negotiations
Ravenswood district to lease out district
office, closed school site to help increase
teacher pay. - The Almanac, 10/1/21
Ravenswood [is] bringing their salaries on
par with nearby districts… The district
plans to lease two properties to cover the
majority of the cost - The Almanac, 11/19/21
Ravenswood seeks bidder to lease closed
Flood Park school campus.
- Mercury News, 12/04/13
Ravenswood district seeks bids to lease
two of its properties
- The Almanac, 10/29/21
1 2
3 4
2 Legend
School board meeting
Newspaper Coverage
1 2
3 4
We posted a Superintendent’s video update
across numerous channels in October
5 Developers propose affordable housing,
lab, offices on Ravenswood land
- The Almanac, 1/24/22
5 3.1.a
Packet Pg. 30
Attachment: Ravenswood City School District Presentation