Introduction: Why This Update Matters Now

School bond programs are often judged by what residents can physically see: cranes, fencing, construction noise, and newly completed facilities. When those signs are not immediately visible, questions naturally arise about progress, timing, and stewardship of public funds. The recent Bond Program Update and Project Delivery Methods presentation delivered by Alan Reising of District Advocates Group (DAG) provides critical clarity on where the Measure SOS bond program stands today, what is actively underway, and how future projects will be delivered efficiently, transparently, and responsibly.

This report makes one thing very clear: while construction activity may appear limited on the surface, meaningful progress is occurring behind the scenes. Design work, regulatory approvals, and delivery method planning are essential stages that directly impact cost control, quality, and long-term outcomes. This blog unpacks the report in detail, explains what is happening now, what comes next, and why the chosen project delivery strategies matter to students, families, educators, and the broader community.

Understanding Measure SOS and the Bond Program Framework

Measure SOS was approved to address deferred maintenance, modernization needs, seismic upgrades, and essential infrastructure improvements across the district’s schools. Like most public school bond programs in California, Measure SOS must operate within a framework that emphasizes fiscal accountability, regulatory compliance, and long-term asset management.

Bond funds cannot be spent arbitrarily or rushed into construction without proper planning. Projects must go through feasibility analysis, design development, cost estimation, approval by the Division of the State Architect (DSA), contractor procurement, and board oversight. The report underscores that these early phases, though less visible, are often the most consequential in determining whether projects stay on budget and deliver lasting value.

Current Construction Activity: What Is Actively Underway

The presentation identifies Miraleste Intermediate School pool repairs as the primary Phase 1 project currently in construction. This project represents an important early win for the bond program, addressing a highly used facility that supports physical education, athletics, and community activities.

Pool repairs are complex projects that involve structural, mechanical, safety, and accessibility considerations. Completing this work early not only extends the useful life of the facility but also demonstrates forward momentum while larger modernization projects advance through design and approval phases.

Projects in Design: Where the Majority of Work Is Happening

A significant portion of the bond program is currently in the design phase. This is where the bulk of professional effort is focused, and where long-term outcomes are shaped.

The following schools are actively in design:

• Palos Verdes High School – HVAC upgrades, modernization, and seismic repairs

• Peninsula High School – HVAC upgrades, modernization, and seismic repairs

• Miraleste Intermediate School – HVAC upgrades, modernization, and seismic repairs

• Lunada Bay Elementary School – HVAC upgrades and modernization

• Rancho Vista Elementary School – HVAC upgrades and modernization

• Montemalaga Elementary School – HVAC upgrades and modernization

Design work includes architectural planning, engineering analysis, energy efficiency modeling, seismic evaluation, and coordination with educational staff to minimize disruption to instruction. These plans must also comply with stringent state standards before construction can begin.

Why HVAC and Seismic Upgrades Are a Priority

HVAC modernization is one of the most impactful investments a school district can make. Upgraded systems improve indoor air quality, temperature control, energy efficiency, and overall comfort for students and staff. In coastal and hillside communities, these systems must also address humidity control and long-term durability.

Seismic upgrades are equally critical. Many school buildings were constructed under older building codes that do not reflect current seismic standards. Strengthening these structures protects lives, preserves public assets, and reduces the risk of catastrophic damage during seismic events.

While these upgrades may not be as visually dramatic as new buildings, they directly affect daily learning environments and long-term safety.

Project Delivery Methods: Why the Process Matters as Much as the Project

One of the most important sections of the presentation focuses on project delivery methods. How a project is delivered can significantly influence cost certainty, schedule reliability, quality control, and the level of risk assumed by the district.

The report outlines four primary delivery methods available to the district:

Design-Bid-Build

Design-Bid-Build is the traditional public works approach. The project is fully designed first, then competitively bid, and finally constructed by the lowest responsible and responsive contractor.

Advantages:

• High level of cost transparency

• Clear separation of design and construction responsibilities

• Familiar process for public agencies

Challenges:

• Longer timelines due to sequential phases

• Higher likelihood of change orders if design documents are incomplete

• Potentially adversarial relationships between designers and contractors

This method is well-suited for straightforward repair and deferred maintenance projects where scope is clearly defined.

Construction Manager (CM) Multi-Prime

Under CM Multi-Prime, the district hires a construction manager to coordinate the project while holding separate contracts with multiple trade contractors.

Advantages:

• Greater flexibility for phased construction

• Improved coordination of specialized trades

• Increased owner control over project decisions

Challenges:

• Higher management complexity

• Greater administrative responsibility for the district

• Requires strong internal staffing capacity

This method is often used for projects that require precise sequencing or specialized expertise.

Design-Build

Design-Build consolidates design and construction under a single entity.

Advantages:

• Faster project delivery

• Improved collaboration between designers and builders

• Reduced risk of design conflicts

Challenges:

• Less direct owner control over design details

• Requires well-defined performance criteria upfront

Lease-Leaseback

Lease-Leaseback is a delivery method unique to public agencies in California. The district leases property to a builder to construct the project, then leases it back over time.

Advantages:

• Ability to select contractors based on best value, not just lowest bid

• Increased flexibility for complex modernization projects

• Opportunities for collaboration and innovation

Challenges:

• Requires formal board action and adopted selection criteria

• More complex contracting structure

• Heightened scrutiny and documentation requirements

Key Considerations Driving Delivery Method Selection

The report emphasizes that no single delivery method is universally superior. Instead, the appropriate method depends on a range of factors, including:

• Budget certainty versus flexibility

• Schedule urgency

• Allocation of financial and construction risk

• Desired level of district involvement

• Project complexity and size

• Market conditions and contractor availability

• Quality control expectations

• Change management needs

• Internal staffing capacity

• Transparency and accountability requirements

Balancing these factors is essential to protecting bond funds while delivering projects that meet educational needs.

DAG’s Recommendation: A Flexible, Project-Specific Approach

District Advocates Group recommends a flexible delivery strategy, allowing the Measure SOS Program Management Team to select the most appropriate delivery method for each project rather than forcing all projects into a single model.

The recommended framework includes:

• Design-Bid-Build for deferred maintenance and repair projects

• CM Multi-Prime for projects requiring phased construction or specialized trades

• Lease-Leaseback for select major modernization projects

This approach reflects best practices across California school districts and prioritizes fiscal responsibility, adaptability, and project success.

Governance and Oversight: The Role of the Board

The presentation clearly distinguishes between delivery methods that require immediate board action and those that do not. While Design-Bid-Build and CM Multi-Prime projects can proceed without immediate board decisions, Lease-Leaseback projects require the board to adopt formal selection criteria and approve agreements.

This layered governance structure ensures transparency and public accountability while allowing staff and consultants to move projects forward efficiently.

What Comes Next

Next steps outlined in the report include:

• Finalizing delivery method selection criteria

• Completing architectural plans and specifications

• Securing DSA approvals

• Advertising for bids or issuing Requests for Qualifications

• Conducting contractor evaluations

• Bringing recommendations back to the board for approval

These steps reflect a disciplined, methodical approach designed to minimize risk and maximize long-term value.

Why This Matters to the Community

Well-executed bond programs do more than repair buildings. They protect property values, enhance educational outcomes, support sustainability goals, and demonstrate responsible stewardship of taxpayer resources.

The Measure SOS update confirms that the district is laying the groundwork for success. While visible construction will increase over time, today’s focus on planning, design, and delivery strategy is exactly where attention should be.

Broader Context: Why Bond Planning Takes Time

One of the most common misconceptions surrounding school bond programs is the expectation that construction should begin immediately after funding is approved. In reality, public-sector capital programs require a deliberate, staged approach that balances speed with accountability. The Measure SOS update highlights this reality clearly. Before a single shovel enters the ground, districts must complete site assessments, educational specifications, architectural programming, engineering studies, cost modeling, and regulatory approvals.

In California, the Division of the State Architect (DSA) plays a critical role in safeguarding student safety. Every project touching structural, seismic, fire-life safety, or accessibility systems must be reviewed and approved by DSA. This process can take months, but it ensures that when projects are built, they meet the most stringent safety standards in the nation. Cutting corners at this stage often leads to cost overruns, redesigns, and construction delays later.

Financial Stewardship and Cost Control

Another key theme running through the presentation is fiscal responsibility. Bond funds are finite, and once spent, they cannot easily be replaced. The district’s approach to selecting project delivery methods reflects a clear understanding that cost certainty, risk allocation, and long-term value matter more than short-term visibility.

Design-Bid-Build, for example, provides strong upfront cost transparency but can expose the district to change orders if design documents are incomplete. CM Multi-Prime allows for flexibility and phased implementation but requires greater internal management capacity. Lease-Leaseback offers best-value contractor selection but demands rigorous documentation and board oversight. Each method carries tradeoffs, and the decision to remain flexible rather than dogmatic is a hallmark of mature capital program management.

Educational Continuity During Construction

An often overlooked consideration in school modernization projects is how construction impacts day-to-day learning. HVAC upgrades, seismic retrofits, and campus-wide modernization must often occur while schools remain fully operational. Phased delivery methods and carefully sequenced work plans reduce disruption, limit noise and safety concerns, and maintain continuity for students and teachers.

The report’s emphasis on phased approaches and collaboration-oriented delivery methods reflects sensitivity to these realities. In many cases, slower and more deliberate construction results in a better educational experience than fast-tracked projects that disrupt instruction.

Sustainability and Long-Term Asset Management

Modern HVAC systems are not just comfort upgrades; they are sustainability investments. Energy-efficient systems reduce operating costs, lower carbon footprints, and improve indoor air quality. Over the lifespan of a school building, these savings can be substantial, freeing up operating funds for educational programming rather than utilities and emergency repairs.

Similarly, seismic upgrades protect not only lives but also public investment. A single major seismic event can destroy decades of capital investment if buildings are not properly reinforced. Measure SOS projects address these long-term risks proactively rather than reactively.

Transparency and Public Trust

Public confidence in bond programs depends on transparency. The DAG presentation demonstrates a commitment to clear communication, documented decision-making, and board-level oversight. By explicitly outlining delivery methods, approval requirements, and next steps, the district reduces uncertainty and builds trust with taxpayers.

The requirement for formal board resolutions, publicly advertised bids, RFQs, and open contractor evaluations ensures that decisions are made in the open and subject to scrutiny. This transparency is not bureaucratic excess; it is the foundation of responsible public investment.

Workforce and Market Conditions

Construction market conditions play a significant role in project success. Availability of qualified contractors, labor costs, material pricing, and regional competition all influence timelines and budgets. The report acknowledges these realities and incorporates market conditions into delivery method considerations.

By remaining flexible, the district can adapt procurement strategies to prevailing market conditions, increasing competitiveness and reducing risk. Locking into a single delivery model regardless of market realities would undermine this adaptability.

Why This Matters Beyond the Schools

Well-maintained, modern schools benefit the entire community. They support strong property values, attract families, and reinforce the Peninsula’s reputation for educational excellence. Capital investments made through Measure SOS extend beyond classrooms, influencing community stability and long-term desirability.

For residents without school-aged children, these projects still matter. Schools often serve as community hubs, emergency shelters, and shared-use facilities. Investments in infrastructure resilience and modernization enhance community preparedness and quality of life.

Looking Ahead: From Planning to Construction

As design work advances and delivery methods are finalized, visible construction activity will increase. When that happens, it will be the result of months and years of careful planning rather than sudden action. This is how successful public capital programs operate.

The district’s willingness to revisit delivery strategies, request comparative analyses, and bring informed recommendations back to the board reflects a culture of continuous improvement rather than rigid adherence to process.

Conclusion: Progress You Can Trust

The Bond Program Update and Project Delivery Methods presentation confirms that Measure SOS is advancing thoughtfully and responsibly. While much of the work currently takes place behind the scenes, it is precisely this work that determines whether projects succeed or struggle.

By prioritizing design excellence, regulatory compliance, flexible delivery strategies, and transparent governance, the district is laying a strong foundation for construction that will deliver lasting value. Progress is not measured solely by what is visible today, but by the quality, safety, and durability of what is built tomorrow.

Measure SOS represents a long-term investment in students, educators, and the broader community. The careful approach outlined in this report demonstrates that the district is committed not just to building projects, but to building them right.

Suzanne Dyer
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