The content

The Pea Patch Property: Growing a Better Safety Net for our Neighbors

What better use of old island acreage than to provide food, shelter and support for folks who are living here?

Preliminary outline on the property use by each organization

It’s a rare opportunity with great potential for good:

Eleven acres for sale in Eastsound.

More low- and very-low-income rentals close to jobs and services.

A permanent, expanded home for the Orcas Food Bank.

Convenient access to support services from the Orcas Community Resource Center.

A Day Use Center for islanders who are living in unstable or substandard situations — with showers, laundry, mailboxes, internet and skilled staff.

OPAL is collaborating with the Orcas Island Community Foundation, the Food Bank, the Community Resource Center and the Coalition on Homelessness on Orcas to convert the last portion of the Lavender Family Farm into a community resource that answers the needs of low-income islanders.

“There are fewer and fewer places for year-round residents who are at the low end of the income scale to live,” explained Lisa Byers, OPAL executive director. “This is a coordinated community response that addresses the needs of folks who are at risk of homelessness, or who are already living without adequate shelter, or who are struggling economically.”

This is needed, it’s collaborative and it will improve life on Orcas for everyone.
Lisa Byers, Executive Director

OPAL’s role will be to build and manage 15 to 30 apartments for those who are without shelter or inadequately housed. Beyond an affordable place to live, residents will have access to a range of supportive services.

There will be cost efficiencies in building everything at once, with construction funding coming from county, state and federal programs as well as private foundations and individuals.

Funds to buy the property must be committed by May 1. To learn more about the scope and timeline for the project, contact Lisa Byers at 360-376-3191.

-Written by Vicki Brems, OPAL Committee Member

Housing Security Creates Happier, Healthier Families

Sara Lucia is grateful to be an OPAL homeowner. She attributes the affordability of her home as an important part of why she and her husband have been able to make some needed changes in their lives. Most recently, it has given them the opportunity to “change jobs, spend more time as a family, [and] show our kids that it’s okay to make changes in your life that you need to make.”

You’ve likely met Sara and her husband Jon Chappelle, and if not, you’ve probably had one of their sandwiches. The pair created a number of mouthwatering combinations at their former Eastsound restaurant Voyager. Many islanders were sad when they decided to close their doors last fall, but for Jon and Sara, selling their restaurant was the right decision.

“Our business was really successful – Jon and I have always worked together well – but it was too taxing on us as a family. “

Jon Chappelle and Sara Lucia with their kids.

Being small business owners was particularly challenging with two active young children. Shuffling between closing shop for the day and getting their son and daughter to after school activities was tiresome. They finally decided that rather than support a growing business, they wanted the time and energy to support their growing children.

The couple have since taken on new interests and professions. Jon is now working with Rainshadow Solar and Sara is taking classes to become an elementary school teacher, while also subbing at the public-school. Having a home with an affordable mortgage payment has given them room to make these choices without being overwhelmed by a huge financial burden. It also allows them more time to enjoy activities together as a family.

I feel really really fortunate, and lucky, and grateful to have an OPAL home so that I can make happy, healthy choices for our family.
Sara Lucia

The “Hidden Homelessness”

Homelessness on Orcas looks different than in urban areas. Many rural homeless individuals live in places we do not see. They may be in the woods on private property, cars, sheds, tents and other places not intended for permanent habitation. Many live in substandard housing or RVs without adequate heat, water or septic. On Orcas, like other rural locations, the greatest concern is poor housing quality. 

In addition, housing pressures and the seasonal nature of work leads many into a cycle of homelessness, often disproportionately affecting children and families. Many of the individuals who are homeless or at risk of homelessness work, but at very low-wage jobs.

Prevention is the most cost-effective way to address homelessness. This means, in addition to increasing the supply of available homes, providing support services, rental or utility subsidies and connection to healthcare for those at risk of becoming one of the “Hidden Homeless” on Orcas. 

For those living in these substandard situations, the planned Day Center at the Community Resource Center on the Pea Patch Property will help provide access to hygiene, cooking facilities, water and, most importantly, knowledgeable staff to assist with resources.

A recent Point-In-Time count on Orcas, conducted in January, revealed the following:

Number of People Experiencing Homelessness	19
Number of People At-Risk of Becoming Homeless	28
Number of People Lacking Basic Amenities	29
Without Drinking Water	5
Without a Restroom	6
Without Heat	4
Without Cooking Facilities	3
Without Bathing Facilities	6

-Written by Heather Stansbury

Nurturing the Communities of Wild Rose Meadow: John and Vicki Clancy

In the twelve years that the Wild Rose Meadow neighborhood has matured as a warm, hospitable place for humans, another sort of community has taken root along with it: a diverse, green native plant community in the restored wetlands that form a buffer on the Meadows’ south and west sides.

John and Vicki Clancy in the Wild Rose Meadow wetlands

Repair or replacement of wetlands, located both on the Wild Rose Meadow acreage and the Stonebridge Wetland off Terrill Beach Road, was part of State approval for Wild Rose Meadow’s creation. This required an initial planting by Robin Kucklick and Joe Bullock, and years of professional supervision by Scott Rozenbaum from Lopez.

Key to ensuring the growth and health of the wetlands in Wild Rose Meadow has been the years of dedicated work by neighborhood volunteers John and Vicki Clancy, steadfast stewards of the land who adopted the wetlands as their ecological ward.

Walking the wetlands through a gentle network of paths they have created and maintain along with their son, Willie, John and Vicki can tell you about the history of individual plants. Like how this cedar tree has shot up 12 feet overhead in a “sweet spot” of soft ground while its nearby siblings are growing more slowly, punching their way through more compact soils on parts of the former home- construction staging site the Clancys have now helped reclaim.

The Clancys have been busy over the years. Planting, transplanting, strategic pruning, watering by hand with buckets from the pond when needed, fencing to give the new plant community safety from hungry deer. All of these activities have resulted in a diverse enclave of native plants and even produced a landing spot for ducks –a flock of five, so far.

For the human community, the neighborhood wetlands have also become a visual and sound buffer between their homes and the traffic on Mt. Baker Road.

The State has now declared the wetlands sufficiently established and not in need of further supervision. Yet John, Vicki, and Willie intend to continue their stewardship for the years to come as this plant community continues to mature.

Soon some fences will be coming down for plants that have made strong enough claims to withstand the deer. John is grateful for the opportunity to become intimate with the wetlands, and is happy to continue helping “nature use her intelligence” to prevail.

– Written by Margaret Mills, President, OPAL Board of Trustees

Now Hiring – Director of Administration and Finance

Join the OPAL Team

The Director of Administration and Finance oversees administrative and finance systems for OPAL and its subsidiaries; develops reports and analysis for financial decision-making; coordinates, produces and monitors budgets; and manages compliance with grantors and regulators.

The position is year-round full-time. Work may be done remotely or in the office, with an agreed-upon in-office schedule for supervision and team building. This is an at-will position hired, supervised and evaluated by OPAL’s Executive Director. Compensation is $43.00 – $45.00/hour depending on experience, plus benefits.

Responsibilities

Administration

Ensure that OPAL’s staff have the equipment, systems and administrative support necessary to do their work effectively and efficiently.
Evaluate and manage cloud-based applications and systems, including vendors who provide support for OPAL’s use of MS 365, Salesforce, HomeKeeper, Public House and other operating systems.
Establish protocols and oversee maintenance of shared digital filing systems.
Ensure adequate administrative support for meetings of the OPAL board of trustees, including meeting locations, online access, and a minutes-taker.

Human Resources

Oversee implementation by staff of routine functions, including payroll, recruitment, onboarding/orientation, performance reviews and file upkeep.
Ensure compliance and oversee periodic review of OPAL’s Personnel Policies.
Ensure compliance with state & federal requirements.

Accounting Management

Supervise staff members who handle bookkeeping and accounting functions for payroll, payables and receivables.
Assure accurate and timely entries into the accounting system.
Assure electronic and paper files are complete and kept up to date.
In the first year, conduct needs assessment, evaluation, and if cost effective, implement process improvements to increase efficiency of accounting workflow.
For Island Loan Fund and loan pools, monitor investor payment schedules and borrower repayments and benchmarks for performance.
Oversee preparation for the annual audit or financial review.

Financial Management

Direct and coordinate financial planning and budget management functions including working with staff to develop budgets, budget-to-actual projections, cashflow projections and projections for loan repayments.
Fund accounting management: Ensure accurate data entry and prepare regular reports for neighborhood associations, quarterly reports for the board of trustees and annual reports for OPAL supporters with data gleaned from MIP and Salesforce.
Recommend and monitor benchmarks for measuring financial and operating performance including cash reserve, contingency funds, and earned income.
Direct and coordinate debt financing and debt service payments.
Prepare financial analysis for contract negotiations, employee benefits packages, and investment decisions.
Establish and implement short- and long-range financial goals, objectives, policies, and operating procedures.

Grants and Funder Compliance

Assist the Executive Director and other staff with preparing grant applications.
Review all grant contracts prior to signature to assure terms are acceptable to OPAL, including advising the Executive Director of any extraordinary compliance requirements that may require additional help from other staff.
Complete reports and submit documents required to draw down funds from grantors.
Comply with local, state, and federal reporting requirements for grantors and regulatory agencies.

Knowledge and Skill Requirements

Knowledge of finance, fund accounting, budgeting, and cost control principles. C.P.A. a plus, but not required. Experience with MIP preferred, but not required.
Excellent computer and cloud computing skills. Regular use of MIP, Word, Excel, PowerPoint, Salesforce and MS 365.
Ability to research and interpret Generally Accepted Accounting Principles (GAAP) and federal and state financial regulations.
Ability to analyze financial data and prepare financial reports, statements and projections. Working knowledge of short- and long-term budgeting and forecasting.
Knowledge of cloud-based systems management and human resources practices and procedures.
Professional written and verbal communication and interpersonal skills required.
Minimum of ten years of professional work experience in related fields required.
Interest in and commitment to affordable housing, sustainable economic development and a healthy island community.

Work Conditions and Physical Demands

Work is performed indoors. Sitting for one or more hours at a time. Occasional standing and walking on level surfaces. Occasional lifting and carrying of 10 pounds maximum. Seeing, reaching, handling and fingering to use PC, printer/copier/scanner and calculator, and file documents. Hearing and talking to use telephone.

To Apply for the Position

Interested? Please email resume to lisa@opalclt.org or mail to OPAL Community Land Trust, PO Box 1133, Eastsound WA 98245. Applications will be accepted until the position is filled.

Answering the Need: 10 New Homes on Kidder Way

There are currently more than 40 Orcas families who are pre-approved to purchase an OPAL home. You know these islanders. They are our construction workers, landscapers, housekeepers, teachers, customer service, automotive, hospitality, office and retail staff.

In answer to this need for housing, OPAL is seeking $1.9 million from the County’s Home Fund to build 10 new permanently affordable homes in Eastsound.

The Kidder Way neighborhood is being designed collaboratively by a team of professionals with guidance from a volunteer planning committee, OPAL staff and trustees, neighbors and prospective homeowners.

The design features five new duplex buildings with a common walkway connecting each home to the parking area. There will be six one-bedroom homes with lofts and four two-bedroom homes. Each will include a ground-floor bedroom and bath for accessibility, porches and enclosed outdoor storage areas.

Like all OPAL projects, there is a strong focus on low-impact development and sustainability. The parking areas and pathways will be pervious pavement, and there will be rain gardens to absorb and filter stormwater run-off. In addition, a shared two-sided electric vehicle (EV) charging station will be installed, with conduit for more EV chargers if needed in the future.

There were more than $6 million in requests for the $3.3 million in grant funding that San Juan County announced this spring. County staff evaluated and ranked OPAL’s Kidder Way as the highest scoring project and proposed full funding to the County Council. The County Council awarded a grant of $1.7 million, which is about $200,000 less than OPAL requested. OPAL will increase requests for other grants, and the first-in commitment from the County bodes well for securing more grants.

Total estimated cost for 10 new residences is $5.6 million:

• Homebuyers’ mortgages will cover 35% of costs

• OPAL is applying for nearly $3 million in grants

• $1 million in funding is needed from donors and private foundations

Your Support for OPAL Ripples Beyond Orcas Island

The welcome mat is always out when other Community Land Trusts (CLTs) want to visit Orcas. They come to see OPAL neighborhoods, ask questions and share insights. OPAL staff and trustees appreciate the opportunity and the exchange.

*Lisa Byers and Julie Brunner presenting at the Northwest Community Land Trust Coalition conference.*

As one of the Northwest’s first CLTs, OPAL has developed many different types of housing, successfully adapted to changing community needs and managed countless challenges with each new project. Many of the staff have now worked together for decades, amassing a wealth of knowledge and experience.

“We’re adamantly open-source when it comes to sharing information,” explained Executive Director Lisa Byers. “We come away from these interchanges with other CLTs feeling grateful and energized. OPAL can provide valuable perspective and it’s a chance for us to ask questions and learn.”

In the spring CLT staffers came from San Juan, Lopez and Whidbey islands to tour OPAL neighborhoods and talk about how the organizations can do more together.

During the summer, the staff of Kulshan CLT in Bellingham came to visit. Discussion topics included construction methods and energy efficiency, new office systems and how to work more efficiently.

Then in September, the Methow Housing Trust made Orcas part of its annual staff retreat. The new CLT has properties in Twisp, Mazama and Winthrop. On their agenda: interacting with owners and their communities, and growth strategies for the next 10 years.

“We’re adamantly open-source when it comes to sharing information,”
-Lisa Byers, Executive Director

OPAL staff also regularly makes presentations at the regional gathering of the Northwest Community Land Trust Coalition and participates in the Grounded Solutions Network national housing conference.

This fall Lisa spoke on Bainbridge Island at the annual fundraiser for Housing Resources Bainbridge. Next year OPAL Housing Director Julie Brunner will once again co-lead the Capacity Building Institute for the Northwest CLT Coalition.

None of this would happen without you. Thank you!

Working for the Long Haul: Your Gifts Create Healthier Housing

The last two years have provided OPAL with the opportunity to conserve long-term rental housing on the island.

Nineteen affordable rentals, at Northern Heights across from the library and on Mt. Baker Road near the airport, came on the market in 2021. With some timely help from you and other supporters, OPAL purchased the properties so they would continue to provide affordable housing.

*A look at some of the upgrades happening at the Northern Heights Apartments.*

Now your gifts are working hard to produce healthier, more energy-efficient spaces for people to live. OPAL is in the process of renovating these apartments, unit by unit, with an already-completed “loaner” apartment at each location where current tenants can reside while their apartment is renovated. The updating of these rental homes aims for decades of continuous sustainable and affordable comfort.

These upgrades go beyond the building code and set a higher standard. This includes adding such things as heat pumps, all-electric kitchens with new appliances, new flooring, new insulated windows, cabinets and interior doors where needed, and providing aging-in-place features such as bathroom safety grab bars.

Your gifts are working hard to produce healthier, more energy-efficient spaces for people to live.

In the process, some challenges have emerged, none alien to older housing, but all requiring immediate attention. That means taking on tasks like installing an entirely new septic system at the Mt. Baker property.

In addition, there has been work to mitigate hazardous conditions. This includes such things as asbestos tucked away under a kitchen sink, hazardous substance detection that required complete removal of wall and ceiling surfaces in one unit, and the presence of black mold (more than could be seen on inspection for purchase) that was revealed as floors and wall surfaces were upgraded.

None of this will surprise you if you’ve been through your own renovations. It just requires everyone to be flexible, and sometimes creative. As OPAL remains dedicated to the goal of getting it right for the long haul, we appreciate your support in providing permanently affordable, ecologically sustainable, comfortable and healthy homes for residents.

OPAL and PSCCU Explore Joint Venture

*The A Street building that PSCCU purchased.*

Puget Sound Cooperative Credit Union (PSCCU) recently purchased the building at 221 A Street in Eastsound, where the post office is located. The credit union wants the current business tenants to remain in the building and plans to establish a retail branch for the credit union on the same property.

PSCCU also wants to help the community with a critical need, which is housing. There may be the potential to provide rental housing on the property for individuals who could live and work in town; perhaps reducing or eliminating the need for a car.

If housing could be included as part of the project without using government grants, then the rentals could serve any income level. This would create housing for anyone who needs a place to live but can’t afford what is available in the traditional market.

OPAL and PSCCU have agreed to work together on a feasibility study for the property. Can the site be redesigned to accommodate the existing activities with housing on an upper story? To explore options, PSCCU and OPAL will work collaboratively with an architectural firm to evaluate the possibilities.

Stay tuned for updates!

Founded in 1934, PSCCU is a not-for-profit member-owned financial cooperative that offers traditional banking services and has been a leader in making loans for energy efficiency projects.

Celebrating the Roots of Home

OPAL Gala Returns Focus to Homeownership

The OPAL Gala kicks off at noon this Friday, June 24 and runs through Sunday, June 26. The theme for this year, Celebrating the Roots of Home, lifts up the power of homeownership opportunities for islanders.

For the past decade, OPAL has focused mainly on rental housing; both through the construction of April’s Grove as well as through acquiring existing rental properties on Orcas Island. The purchase of the Northern Heights Apartments is the most recent example.

With so many Orcas residents struggling to find a place to live, and the growing list of homeowner applicants, OPAL has decided to get back to its roots. For the next few years, the organization is refocusing on creating homes that islanders can afford to own.

A new neighborhood on Kidder Way is now in the planning phase. OPAL’s goal is to design houses that are accessible for all ages and abilities, and that are sustainable and reusable in order to decrease costs.

As OPAL looks to the future of housing on Orcas, the goal is to provide a range of options that meet people’s needs. When islanders have a stable place to live that is within their means, the whole community benefits.