The Commons Housing Project

Waldron’s future depends on our ability to sustain a year-round community where families can raise children, elders can age with dignity, a small island economy can thrive, and neighbors of diverse economic backgrounds can continue to call this place home. Today, the lack of affordable and transitional housing puts that future at risk. The Commons Housing Project is a once-in-a-generation opportunity to turn a long-held community vision into lasting reality. We endeavor to create modest, durable homes for rent, that will strengthen social connection, support local livelihoods, and preserve the island’s character.

The Commons property was purchased by the community over 20 years ago with the vision of providing affordable housing. Thanks to the longevity of our 2 existing leaseholds and to the successful Don Bucknell land acquisition campaign last year the CLTWI has been emboldened to pursue this vision now!

CLTWI mission is realized through this project in the following ways

1. by maintaining local control, appropriate land use and stewardship of The Commons

2. by helping sustain a year-round community, including a viable school and robust small economy

3. by ensuring that rentals remain safe, stable, and affordable to people of modest means in perpetuity

After spending 8 months researching feasibility, we have distilled our vision to include:

• 1 duplex (two 2-bedroom units)

• 1 ADU

each approximately 600-900 sqft designed for year-round occupancy. These dwellings would be built to the the west of the Commons clearing behind the Fire Shelter and south of our 12.9 acre Land Bank conservation easement.

Our dwellings will emphasize

• Island-sourced labor and materials wherever feasible, creating local employment opportunities

• Shared infrastructure (septic, water, solar) to reduce per-unit costs and environmental impact

• Off-grid design utilizing solar electric power and wood heat, consistent with Waldron’s off-grid character

• Construction to San Juan County code requirements, with architect- or engineer-stamped drawings

• Modest, durable construction targeting approximately 600–900 square feet per unit with covered entry/porch, plumbed kitchen and bathroom, two bedrooms, installed septic, well, and solar electric

• Land and ecosystem stewardship by minimizing the environmental impact in regards to soil, forest, vegetation, water resources, and wildlife. The Land Bank Conservation easement will keep two thirds of the property undisturbed.

Our timeline is:

• Design and Permitting: 2026

• Funding: Grant applications in 2026, primary funding awarded Spring 2027

• Construction: Spring/Summer 2027 through 2028

• Occupancy: 2028 (target)

We see an incredible opportunity to have San Juan County share up to half of our project costs.

The funding of this project is largely contingent on

1. receiving the San Juan County Home Fund Grant for up to 49% of building costs ($800,000)

2. a $500,000 bank loan

3. $300,000 in private donations, community revolving loan fund, and foundation grants.

We are excited to create an income stream that will help bolster and propel our mission going forward, and to contribute to the economic vitality of Waldron by providing the following jobs: contractor, carpenter, septic and solar installers, electrician, project manager, property manager and consultants.

We have spoken extensively with executive directors of our four neighboring land trusts, with the Housing Coordinator for SJC, with representatives from San Juan County Planning Department, Housing Lopez, and the Rental Housing Association of WA. We have hired three consultants: Hilary Scheibner, as project administrative assistant and bookkeeper, Colleen Stewart as fundraising consultant, and Amanda Lyn, past executive director for SJ Home Trust. These individuals have given us their vote of confidence, agreeing that our project sounds acheivable and in alignment with San Juan County’s current affordable housing initiatives.

With your help we will seize this golden opportunity to create a more vibrant future on Waldron for generations to come!

To learn more about this project and to give input, the community is invited to two upcoming events:

1) May 2nd, Information Session 1, where CLT board and feasibility workgroup will describe our initial vision of the project in greater detail, answer questions and listen to suggestions.

2) May 23rd, Information Session 2, where CLT board and feasibility workgroup will share additional feedback and suggestions from community, and provide updated vision of project. Stay tuned! Please reach out if you’d like to see our feasibility study. We will soon be presenting a business plan/pro forma as well!

We want to hear your thoughts! Email us at waldronlandtrust@gmail.com or share your ideas at one of the May meetings.

Jonathan Wilgress is currently creating design plans for the units; he welcomes your suggestions, sketches, and recommendations at ravendesignjw@hotmail.com.

As always, THANK YOU for your support! -Waldron CLTWI

FAQ

Why will the project cost so much?

The CLTWI, as a nonprofit, must follow local, state, and federal building codes for the safety of our residents and to remain eligible for grants, loans, and subsidies. According to other CLTs in the county, the current cost per square foot in San Juan County averages $700-$900 for affordable homes, even modular homes. We aim to build small energy-efficient, low maintenance homes and estimate that we can do this with local labor for under $500 per square foot.

Is there a cheaper way?

The most effective way to substantially lower costs is to receive the San Juan County Home Fund Grant. We priced recycled homes, purchased through Nickel Brothers. While these homes would be a cheaper solution, they are high maintenance and not energy efficient. We also priced modular homes, but they are currently averaging $700-$900 per square foot.

What will CLT charge for rent?

Individual rents will be determined by renters’ incomes and conditional upon an annual lease. Because this project will only happen if we receive the San Juan Home Fund grant, we will be obligated to serve people whose annual income falls between 30 – 115% AMI (average median income) of San Juan County. This does not mean that renters will pay the maximum rate. However the CLTWI must charge enough rent to cover the cost of management, maintenance (including a reserve fund) and loan payments.

Who will live there?

We’ve identified the following emerging needs for rental housing on Waldron: families with school age children, eldery aging out of their homes, Waldron workforce (teachers, etc.) We are committed to providing equal housing opportunity to all applicants, which includes protections for race, religion, sex, disability, or familial status. All rental applications will be processed based on the same uniform qualification criteria, such as credit history, rental references, and income verification.

How many people would be housed?

There will be 3 dwellings: 1 one-bedroom Accessory Dwelling Unit, 2 two-bedroom units (~900 s.f.each). Total occupancy of the Commons neighborhood is estimated from 7-10 people.

How will the rentals be managed?

The CLTWI will be hiring a part-time property manager for the three Commons rentals. The wage for this position will be deducted from the tenants’ monthly rent. On the mainland, this wage usually runs 7-12% of the monthly rent.

Why rentals instead of leaseholds?

Families usually move off island so that their child(ren) can go to high school. Teachers, generally, spend only part of their career at the Waldron School. Older folks are looking to simplify their life by not owning a home. Over the long term, the CLT can serve more people and have a higher impact on housing through rentals.

What about Don’s Property?

It was Don’s vision and our hope that his land will become our next leasehold.The CLT board is currently work ing with Don’s sisters, Anore and Susan, to plan the transition and honor Don’s legacy.