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PCSD Hosts CIWI Interns for Fourth Year
For the fourth consecutive year, Pacific Charter School Development’s Northern California team proudly sponsored a group of interns through the Construction Industry Workforce Initiative (CIWI).
On July 25th, we welcomed ten talented CIWI interns, all currently enrolled in universities and colleges across California. These students are diving into various fields within the construction industry, from civil engineering to construction management, development, and architecture.
The day kicked off with introductions to our team and a site tour at each site with the general contractor (Overaa) at Education for Change’s Achieve Academy and BayTech in Oakland. The interns observed a project nearing completion of three years of work at Achieve Academy and an opportunity to experience the mid stages of renovation and transition of the 100 year old Palace Theater at BayTech.
During the visit, we provided an overview of the entitlement, funding, design, and construction process for each project, highlighting the challenges that come with them and how our teams tackle these obstacles effectively. The interns gained valuable insights into the paths that can lead to successful careers in the construction industry.
We’re excited to see how these future industry leaders will shape the world of construction and contribute to creating better educational environments. Here’s to many more years of fostering talent, building strong foundations, and partnering with CIWI!
Monte Wilson, CIWI Project Director, reflecting on the event, enthusiastically stated, “Touring the two PCSD sites in Fruitvale was incredible. Seeing the transformation at Achieve Academy, which we visited last year, was truly inspiring, and the BayTech site left us all in awe. But what stood out just as much was Mary Grace Houlihan’s emphasis on the wraparound resources for students and families that will be available on-site. Truly stellar work!”
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Meeting More of the PCSD Team
Who did you meet with today?
Today, I had the opportunity to meet with Stephanie Guerrero, a project manager, Jennifer Afdahl Rice, an executive director, Mary Grace Houlihan, a project director, Anna Johnson, a director of finance, and Akil Manley, a regional director.
Where do they work? What does the company do?
Everyone previously mentioned works at PCSD, which is a non-profit organization that helps charter schools find and develop facilities. PCSD is really unique because they are one of the few organizations that recycle their money. They help schools with low interest loans to which schools eventually pay PCSD back over time.
What did you learn today? What were some highlights?
Today I got to learn about the background of some of the PCSD employees and their journey of how they got here. Anna had a law degree and had always worked within charter schools which led her to becoming a project manager, but after some time, she switched to become a finance director. On the other hand, Jennifer always knew that she liked math and wanted to help the community so she did so a couple years traveling in Africa where she worked on many loans for a while and she eventually found PCSD, which incorporated her desire for helping the community. Next, Mary Grace used to work in the public sector, transit to be specific, and now she is a Project Director which is less stressful than her previous job. In fact, she mentioned that this would be her retirement job because of how great it is. Next is Akil, and he actually graduated with a political science degree and told us his story about working with charter schools for 10 years. Then he taught us about the factors that PCSD looks at before deciding on a location for a school.
Some highlights of the day included the advice that the PCSD team gave us. For example, Anna said, “people find their path in a lot of different ways”; which means that everyone’s path isn’t just one straight line and people have to manage their way through obstacles that get in their way. Similar to Anna, Akil said when “you’re not ok, it’s not over “ and “it’s your grind.” This means that it’s all about the work that you decide to put in. These specific quotes resonated with me because it goes to show that it doesn’t matter where you got your degree from or where you are from because both Anna and Akil studied something different from what they are currently working in, which goes to show that they are still growing and learning.
What insights did you gain into the field of real estate development?
One of the key insights I gained was understanding what Akil takes into account when trying to find a new building for a school. For example, if it is convenient for both teachers and students, which involves looking at traffic and public transportation. That was only an example but there are many more factors that Akil and the PCSD team take into account.
Did you become more interested in the field after today?
After today’s experience, I found myself more interested and motivated in pursuing real estate after high school because of the exposure from today and the encouraging words that the team shared.
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Real Estate Lending and Pathways
Who did you meet with today?
Today, my fellow interns and I got the opportunity to speak with Eric Sussman, a Pacific Charter School Development (PCSD) Board Member and UCLA Professor. Later that same day, we got the chance to speak to three employees of City National Bank (CNB), one of the many banks that lend money for PCSD.
Where do they work? What does the company do?
Both Eric and City National Bank (CNB) work with Pacific Charter School Development (PCSD), a non-profit focused on real estate. Eric Sussman is a board member of PCSD and is a professor at UCLA for Real Estate and Accounting along with being a business owner. City National Bank is one of the main lenders of money for commercial acquisition and construction projects. With the investment, PCSD is able to fund projects that otherwise wouldn’t be possible.
What did you learn today? What were some highlights?
Today, I learned about how real estate properties differ in price depending on their surroundings and conditions that make them less likely to have demand. From both of our conversations, the topic of Covid-19 was common, as both speakers expressed their challenges and changes caused by the pandemic. From office buildings becoming vacant to industrial properties becoming more expensive and in demand. Some highlights from today were hearing about Eric’s journey to becoming a professor, from finding out his boss was committing fraud to losing his job and using his connections and talent for teaching to work at UCLA. Another highlight from today was getting to decide on which properties we would invest in, as in the City National Bank presentation we were presented multiple properties with many different positives and negatives.
What insights did you gain into the field of real estate development?
One of the many insights I gained into the field of real estate development was how the price and evaluation of a property changes as a result of the land or the surroundings changing for the better or worse. As an area becomes less populated and business starts moving out the surrounding properties and business decreases and slows down. I also got some great advice about purchasing homes and the difference between single family, duplex, and fourplex. Like not buying a house near a big street with a street light because of the traffic to search for a place in a safe area with little or no crime.
Did you become more interested in the field after today?
After today, I have become more interested in real estate, specifically in the many different conditions that make the properties themselves increase or decrease in value and the things lenders look for in order to decide to lend to someone or not. I didn’t know about how important it is to know that nearby properties affect other properties and their value reflects on how popular an area is or is in demand. I feel like I have discovered an interest for finding out all the details about a property and its land as it is very cool how it changes and that it is visible if you look into it.
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A Day Spent with a Contractor
Who did you meet with today?
I had the privilege of meeting with Gary Blackwell, a creative contractor, at one of their charter school construction sites, KIPP Santa Fe. There we also encountered Adolfo, a trusted site supervisor, who has been part of Gary’s team for many years.
Where do they work? What does the company do?
Through hard work, he established his own firm, Blackwell Construction, before acquiring EPI Construction, and eventually his third company, BDI Construction. Most of his construction projects are aimed at providing educational facilities for charter schools and private schools. EPI Construction extends further to include fitness centers, office buildings, retail spaces, site development, food processing facilities, and light industrial projects. All three of his companies are commercial construction companies known for their expertise in delivering high-quality projects.
What did you learn today? What were some highlights?
As our guide, Gary walked us through the construction process, highlighting significant parts of the structure, such as a subterranean parking garage, dedicated for teachers and staff. The school was estimated to be 70% completed, so we were able to thoroughly explore the various rooms and get insight into the development of the school from design to budgeting, ensuring how the project is to be delivered on time, and that the school is both functionally and cost efficient. We also learned that the construction process might look differently in other states where PCSD is, such as Texas and Washington. Overall, there are different construction processes and each is a lengthy process as there are many things that slow the construction process whether it’s coordinating with the city of L.A. or ensuring that materials and electricity are obtainable on time and on budget.
What insights did you gain into the field of real estate development?
Following the tour, Gary generously shared his love for fishing as well as his personal career journey, inspiring us to pursue something we enjoy. Studying to pursue a career in pre-med, an internship at a hospital led him to reevaluate his decisions. Following suit, he explored other paths and discovered his passion for construction. The dedication in constructing an educational facility was shown as Gary toured and talked to us about the upcoming charter school that is set to create a positive impact to the community. Gary also mentioned and added emphasis to collaborating early on with architects to ensure that the drawings for structure are not over budget and don’t have to be thrown out. To Gary, collaboration is essential and by sharing with us about his various projects he demonstrated that early collaboration is key to help ensure that the construction process runs smoothly and efficiently.
Did you become more interested in the field after today?
Since the beginning of the internship I’ve been interested in the real estate development field and each day the more value I gain from the program the more interested I become in the field. Being acquainted with several talented and unique individuals who share the same passion as Gary has been enlightening. Hearing Gary’s insights and seeing his dedication to providing educational facilities that would enrich the lives of children, educators, and many other individuals was truly inspiring. I enjoyed the exposure I got from visiting the construction site and observing the work and effort that is being put towards completing a project.
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PCSD Welcomes Summer Interns
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