HomeMy WebLinkAboutCONSENT HFB Olympic Housing Trust Chimacum Commons JEFFERSON COUNTY
BOARD OF COUNTY COMMISSIONERS
CONSENT AGENDA REQUEST
TO: Jefferson County Board of Commissioners
FROM: Carolyn Gallaway,Clerk of the Board
DATE:
SUBJECT: AGREEMENT re: 2026 Affordable Housing/Homelessness
Grant Funding; Olympic Housing Trust—Chimacum
Commons; in the amount of$190,000
STATEMENT OF ISSUE:
On October 29,2025 and November 4, 2025 the Housing Fund Board met and reviewed the
RFPs received. On November 17, 2025,the Board of County Commissioners approved the
Housing Fund Board's 2026 funding recommendations for Affordable Housing Fund 148,
Homeless Housing Fund 149 (1590 and 5386 Funds). One of the recommendations was to fund
Olympic Housing Trust—Chimacum Commons; in the amount of$190,000.
ANALYSIS:
The attached Grant Agreement will provide$190,000 in funds approved by the Board of
County Commissioners on November 17, 2025.
FISCAL IMPACT:
$190,000 from Fund 148
RECOMMENDATION:
Approve the attached Grant Agreement.
REVIEWED BY:
( a IL gc
J,!D. Peters, County Administrator Date
CONTRACT REVIEW FORM Clear Form
(INSTRUCTIONS ARE ON THE NEXT PAGE)
CONTRACT WITH: OLYMPIC HOUSING TRUST Contract No: CHIMACUMCOMMONS2026
Contract For: CHIMACUM COMMONS Term: January 1,2026 to December 31,2026
COUNTY DEPARTMENT: COUNTY ADMINISTRATOR'S OFFICE
Contact Person: CAROLYN GALLAWAY
Contact Phone: 360-385-9122
Contact email: CAROLYN@CO.JEFFERSON.WA.US
AMOUNT: $190,000 PROCESS: Exempt from Bid Process
Revenue: Cooperative Purchase
Expenditure: Competitive Sealed Bid
Matching Funds Required: Small Works Roster
Sources(s)of Matching Funds _ Vendor List Bid
Fund # ✓ RFP or RFQ
Munis Org/Obj Other:
APPROVAL STEPS:
STEP 1: DEPARTMENT CERTIFIES MP ANCE W JCC 3.55.080 AND CHAPTER 42.23 RCW.
CERTIFIED: ❑ N/A: ■❑ 1 /2 br 12-
Signature Date
STEP 2: DEPARTMENT CERTIFIES PERSON PROPOSED FOR CONTRACTING WITH THE
COUNTY (CONTRACTOR) HAS NOT BEEN D BARRED BY ANY FEDERAL, STATE, OR LOCAL
AGENCY. //
CERTIFIED: Ell N/A: l t re�CL� I 2 //
S g ature Date
STEP 3: RISK MANAGEMENT REVIEW(will he dried electrunicall throti2h Laserfiche):
Electronically approved by Risk Management on 12/12/2025.
STEP 4: PROSECUTING ATTORNEY REVIEW(will be added electronically through Laserfiche):
Electronically approved as to form by PAO on 12/12/2025.
County grant template. Pre-approved by PAO.
STEP 5: DEPARTMENT MAKES REVISIONS & RESUBMITS TO RISK MANAGEMENT AND
PROSECUTING ATTORNEY(IF REQUIRED).
STEP 6: CONTRACTOR SIGNS
STEP 7: SUBMIT TO BOCC FOR APPROVAL
AGREEMENT FOR
2026 AFFORDABLE HOUSING/HOMELESSNESS SERVICES FUNDING FOR
OLYMPIC HOUSING TRUST—CHIMACUM COMMONS
This Agreement is by and between Jefferson COUNTY, Washington (the COUNTY) and
OLYMPIC HOUSING TRUST("RECIPIENT").
WHEREAS, RECIPIENT is a non-profit corporation registered with the Secretary of State
of the State of Washington under UBI number 602 561 063; and
WHEREAS, the COUNTY desires to support affordable housing and reduce or eliminate
homelessness in unincorporated Jefferson COUNTY, as authorized by Chapter 36.22 RCW,
Chapter 82.14 RCW,and Chapter 3.33 Jefferson COUNTY Code; and
WHEREAS, the COUNTY appointed the Jefferson COUNTY Housing Fund Board
("HFB") to review and recommend Affordable and Supportive Housing Fund (1590 FUNDS)
and/or Homeless Housing and Assistance Fund (5386 FUNDS) proposals submitted to the
COUNTY, as authorized by RCW 82.14.530, RCW 82.14.540 and Chapter 3.33 Jefferson
COUNTY Code;and
WHEREAS, RECIPIENT submitted a qualified Affordable and Supportive Housing Fund
(1590 FUNDS) and/or Homeless Housing and Assistance Fund (5386 FUNDS) proposal to the
HFB;
WHEREAS, the HFB reviewed and recommended funding all or part of RECIPIENT's
qualified Affordable and Supportive Housing Fund (1590 FUNDS) and/or Homeless Housing and
Assistance Fund(5386 FUNDS)proposal to the Jefferson County Board of Commissioners;
WHEREAS, the Jefferson County Board of Commissioners reviewed the HFB
recommendation for funding all or part of RECIPIENT's qualified Affordable and Supportive
Housing Fund (1590 FUNDS) and/or Homeless Housing and Assistance Fund (5386 FUNDS)
proposal and finalized an award of$190,000 from Fund 148 for the purposes recommended by the
HFB ("Final HFB Award");
IN CONSIDERATION of the mutual covenants and agreements herein it is agreed by the
parties as follows:
1. SERVICES TO BE PERFORMED USING THE HFB AWARD
a. RECIPIENT shall use its capabilities and utilize up to the total amount of Final HFB Award
for the approved scope of work for the Project described in RECIPIENT's proposal for the
2026 fiscal year,a copy of which is attached as Exhibit A.
b. The budget for the Project is described in Exhibit B,attached.
2. RESPONSIBILITIES OF RECIPIENT
a. Reports. RECIPIENT shall submit a progress report no later than July 1, 2026, midway
through the grant cycle period. An annual report form will be due no later than January
31, 2027. The report form will be distributed before the end of the year. Non-compliance
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 1
may result in no funds awarded in the future. Reports shall include a comparison of
outcomes to date with those initially proposed, and the total number of individuals served
during the Agreement term.
b. Payment. Expenses incurred on the Project, as described in Section 1.b., by the Project's
consultants, contractors, suppliers, or RECIPIENT's staff shall be submitted to the
COUNTY Administrator's Office by RECIPIENT using a detailed invoice that includes
all of the following:
i. Each detailed invoice shall show individual items followed by the total amount
incurred and the amount eligible for reimbursement under this grant. RECIPIENT
may submit such invoices to the COUNTY once per month during the course of
the Project for work completed. All invoices shall be submitted no later than 30
days after project completion; and,
ii. The COUNTY shall review and approve invoice payments. Payments will be
limited to the monies that are available under the grant as described in Section 1.
Such invoices, once approved, will be paid using the COUNTY's normal bill
paying process and cycle.
c. For a minimum of six (6)years, maintain documented proof of payments made, contracts
executed, and other expenditures authorized under this Agreement. Upon reasonable
notice,provide access to COUNTY or State representatives to audit those records.
d. Funding provided by this Agreement may only be expended on the services described in
Section 1 of this Agreement. Any monies used for other services or purposes shall be
refunded to Jefferson COUNTY. Any monies under-expended of the total funding
allocated under this Agreement shall be refunded to Jefferson COUNTY by January 31,
2027.
3. RESPONSIBILITY OF JEFFERSON COUNTY
a. The COUNTY shall provide RECIPIENT funding from the Affordable and Supportive
Housing Fund (1590 FUNDS) and/or Homeless Housing and Assistance Fund (5386
FUNDS) to be used in support of their responsibilities as defined under this Agreement.
b. Said funding is in the amount of the Final HFB Award for the 2026 fiscal year. Payment is
conditioned on full compliance with this Agreement, including but not limited to, the
submittal of the reports required by Section 2.
c. Payment shall be made by the COUNTY upon receipt of an invoice on the next available
billing cycle.
4. TERM
This Agreement shall be for a term of one year, commencing on January 1, 2026 and ending on
December 31,2026,except for the reports required in Section 2,which are due January 31,2027.
5. ASSIGNMENT
A party's interests in this in this Agreement may not be assigned to any other person.
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 2
6. TERMINATION
a. This Agreement may be terminated, in whole or in part, by the COUNTY upon thirty (30)
days written notice in the event expected or actual revenue from Fund 148 and/or 149 is
reduced or limited in any way, or for non-performance of duties under this Agreement, or
for any reason.
b. RECIPIENT may terminate this Agreement upon thirty (30) days written notice to the
COUNTY. In the event of termination under this clause, the COUNTY shall be liable to
pay only for services rendered prior to the effective date of termination. If termination
covers a period for which payment has already been made, RECIPIENT shall refund to the
COUNTY a pro-rated share of the payment based upon the balance of time remaining in the
paid period,unless otherwise negotiated.
7. HOLD HARMLESS
a. RECIPIENT shall indemnify and hold the COUNTY, and its officers, employees, agents
and volunteers (and their marital communities) harmless from and shall process and
defend at its own expense, including all costs, attorney fees and expenses relating thereto,
all claims, demands, or suits at law or equity arising in whole or in part, directly or
indirectly, from RECIPIENT's negligence or breach of an of its obligations under this
Agreement; provided that nothing herein shall require RECIPIENT to indemnify the
COUNTY against and hold harmless the COUNTY from claims, demands or suits based
solely upon the conduct of the COUNTY, its officers, employees, agents and volunteers
(and their marital communities), and; provided further that if the claims or suits are
caused by or result from the concurrent negligence of: (a) RECIPIENT's agents or
employees; and, (b) the COUNTY, its officers, employees agents and volunteers (and
their marital communities), this indemnity provision with respect to claims or suits based
upon such negligence, and or the costs to the COUNTY of defending such claims and
suits, etc., shall be valid and enforceable only to the extent of RECIPIENT's negligence,
or the negligence of RECIPIENT's agents or employees.
b. RECIPIENT specifically assumes potential liability for actions brought against the
COUNTY by RECIPIENT's employees, including all other persons engaged in the
performance of any work or service required of RECIPIENT under this Agreement and,
solely for the purpose of this indemnification and defense, RECIPIENT specifically
waives any immunity under the state industrial insurance law, Title 51 RCW.
RECIPIENT recognize that this waiver was specifically entered into pursuant to
provisions of RCW 4.24.115 and was subject of mutual negotiation.
8. INSURANCE
RECIPIENT shall obtain and keep in force during the term of this Agreement, or as otherwise
required,the following insurance:
a. Commercial General Liability Insurance. RECIPIENT shall maintain commercial general
liability coverage on a form acceptable to Jefferson COUNTY Risk Management for
bodily injury, personal injury, and property damage, with a limits of not less than in the
amount of at least $1 million per occurrence, for bodily injury, including death, and
property damage; and
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 3
b. Worker's Compensation (Industrial Insurance). RECIPIENT shall maintain workers'
compensation insurance at its own expense, as required by Title 51 RCW, for the term of
this Agreement and shall provide evidence of coverage to Jefferson COUNTY Risk
Management, upon request.
9. INDEPENDENT CONTRACTOR
a. RECIPIENT and the COUNTY agree that RECIPIENT is an independent contractor with
respect to the services provided pursuant to this Agreement.
b. Nothing in this Agreement shall be considered to create the relationship of employer and
employee between the parties hereto.
c. Neither RECIPIENT nor any employee of RECIPIENT shall be entitled to any benefits
accorded COUNTY employees by virtue of the services provided under this Agreement.
d. The COUNTY shall not be responsible for withholding or otherwise deducting federal
income tax or social security or for contributing to the state industrial insurance program,
otherwise assuming the duties of an employer with respect to RECIPIENT, or any
employee, representative, agent or subcontractor of RECIPIENT.
e. RECIPIENT shall be responsible for all applicable withholdings, deductions, state
industrial insurance, tax reports, business licenses, registrations, and all other obligations
of an independent organization.
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 4
10. SUBCONTRACTING REQUIREMENTS
a. RECIPIENT Owns Contract Performance. RECIPIENT is responsible for meeting all
terms and conditions of this Agreement including standards of service, quality of
materials and workmanship, costs and schedules. Failure of a subcontractor to perform is
no defense to a breach of this Agreement. Recipient assumes responsibility for all
liability for the actions and quality of services performed by any subcontractor.
b. Subcontractor Disputes. Any dispute arising between RECIPIENT and any
subcontractors or between subcontractors must be resolved with involvement of any kind
on the part of the COUNTY and without detrimental impact on the delivery of contracted
goods and services.
11. LEGAL AND REGULATORY COMPLIANCE
While performing under this Agreement, RECIPIENT, subcontractors, and their employees are
required to comply with all applicable local, state and federal laws, codes, ordinances and
regulations, including but not limited to:
a. Applicable regulations of the Washington State Department of Labor and Industries,
including WA-DOSH Safety Regulation; and
b. State and Federal Anti-Discrimination Laws.
12. COMPLIANCE WITH LAWS
RECIPIENT shall comply with all Federal, State, and local laws and ordinances applicable to the
work to be done under this Agreement.
13. CHOICE OF LAW
The parties agree that this Agreement is entered into in the State of Washington. This Agreement
shall be governed by and construed under the laws of the United States, the State of Washington
and the County of Jefferson, as if applied to transactions entered into and to be performed wholly
within Jefferson County, Washington between Jefferson County residents. No party shall argue
or assert that any state law other than Washington law applies to the governance or construction
of this Agreement.
14. DISPUTES
a. The parties agree to use their best efforts to prevent and resolve disputes before they
escalate into claims or legal actions. Any disputed issue not resolved under this
Agreement shall be submitted in writing within 10 days to the County Risk Manager,
whose decision in the matter shall be final, but shall be subject to judicial review.
b. If either party deem it necessary to institute legal action or proceeding to enforce any
right or obligation under this Agreement, each party in such action shall pay for its own
attorney's fees and court costs.
c. Any legal action shall be initiated in the Superior Court of the State of Washington for
Jefferson County, subject to the venue provisions for actions against counties in RCW
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 5
36.01.050. The parties agree that the parties have the right of appeal from such decisions
of the Superior Court under the laws of the State of Washington.
d. RECIPIENT consents to the personal jurisdiction of the courts of the State of
Washington.
15. DISCRIMINATION PROHIBITED
RECIPIENT with regard to the project to be completed under this Agreement, shall not
discriminate on the grounds of age, sex, marital status, sexual orientation, race, creed, color,
national origin, honorably discharged veteran or military status, or the presence of any sensory,
mental, or physical disability or the use of a trained dog guide or service animal by a person with
a disability, unless based upon a bona fide occupational qualification in the selection and
retention of employees, materials, supplies, or subcontractors.
16. INTEGRATED AGREEMENT
This agreement together with attachments or addenda represents the entire and integrated
agreement between the COUNTY and RECIPIENT and supersedes all prior negotiations,
representations, or agreements written or oral.
17. PUBLIC RECORDS ACT
This Agreement and any reports submitted by RECIPIENT are subject to disclosure as a public
record under the Public Records Act, RCW Chapter 42.56.
18. RECORDS RETENTION AND AUDIT AUTHORIZATION
a. A minimum of six years, RECIPIENT shall maintain documented proof of payments
made, contracts executed and other expenditures authorized under your Agreement with
Jefferson COUNTY.
b. Upon reasonable notice, RECIPIENT shall provide access to COUNTY or State
representatives to audit records related to the funds provided to RECIPIENT under this
Agreement.
19. NO SEVERABILITY
The terms of this Agreement are not severable. If any provision of this Agreement or the
application of this Agreement to any person or circumstance shall be invalid, illegal, or
unenforceable to any extent,the remainder of this Agreement and the application this Agreement
shall not be enforceable.
20. SURVIVAL
Those provisions of this Agreement that by their sense and purpose should survive the term of
this Agreement shall survive the term of this Agreement for a period equal to any and all relevant
statutes of limitation, plus the time necessary to fully resolve any claims, matters or actions
begun within that period.. Without limiting the generality of the preceding sentence, and for the
avoidance of doubt,the provisions that survive the term of this agreement include: (a)controlling
law; (b)insurance; and, (c) indemnification.
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 6
21. AMENDMENT,MODIFICATION AND WAIVER
a. This Agreement may be not be amended or modified to change the approved scope of
services in the Final HFB Award.
b. Only the Jefferson County Board of Commissioners or their delegate by writing
(delegation to be made prior to action) shall have the expressed, implied, or apparent
authority to sign, alter, amend, modify, or waive any clause or condition of this
Agreement.
c. Any alteration, amendment, modification, or waiver of any clause or condition of this
Agreement is not effective or binding unless made in writing and signed by the Jefferson
County Board of Commissioners or their delegate.
SIGNATURES ARE ON THE FOLLOWING PAGE
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 7
JEFFERSON COUNTY WASHINGTON OLYMPIC HOUSING TRUST
Board of COUNTY Commissioners
Jefferson COUNTY, Washington
By: By:
Heidi Eisenhour,Chair Date Signature
By: Name:
Greg Brotherton, Member Date
Title:
By: Date:
Heather Dudley-Nollette, Member Date
SEAL:
ATTEST:
Carolyn Gallaway, CMC Date
Clerk of the Board
Approved as to form only:
2'1 for 12/12/2025
Philip C. Hunsucker, Date
Chief Civil Deputy Prosecuting Attorney
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 8
EXHIBIT A- SCOPE OF WORK
RECIPIENT has been awarded $190,000(the "Final HFB Award"), after recommendation by the
Housing Fund Board ("HFB"). Recipient shall use the Final HFB Award consistently with its
response to the request for proposal submitted to the HFB during the 2026 cycle.
A true and correct copy of the RECIPIENT's response to the request for proposal is attached as
Exhibit C.
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 9
EXHIBIT 13 — 13lIDGET
RECIPIENT has been awarded $190,000(the"Final HFB Award"), after recommendation by the
Housing Fund Board("HFB"). Recipient shall use the Final HFB Award consistently with its
response to the request for proposal submitted to the HFB during the 2026 cycle.
A true and correct copy of the RECIPIENT's response to the request for proposal is attached as
Exhibit C.
Applicant: Olympic Housing Trust
Contact: Kellen Lynch, Director of Development and Communications
Address: P.O. Box 1537, Port Townsend, WA 98368
Phone: 206-384-2135
Email: kellen@olympichousingtrust.org
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 10
Exhibit C
RECIPIENT'S PROPOSAL
Request for Proposal(RFP)starts after this page
HFB Grant Award Agreement for Olympic Housing Trust—Chimacum Commons Page 11
OLYMPIC
HOUSING.
TRUST
Application to 1590 Development Funds for Chimacum Commons
www.olympichousingtrust.org/chimacumcommons
Prepared October 2025
Chimacum Commons
Name of Project or Program or
Program:
Requested total amount for this $375,000
application:
Area of the County to be served: Jefferson
Name of Applicant/Agency: Olympic Housing Trust Federal Tax ID 61-1497176
Contact Kellen Lynch Title: Director of Development and
Person: Communications
Address: PO Box 1537 City: Port Townsend
State: WA Zip: 98368
Phone Number: 206-384-2135 Fax Number:
E-mail: kellen(a�olympichousingtrust.org
CERTIFICATION by Authorized Agency Representative (Board President, CEO, or
another person authorized to bind the agency in a contract).
Name of Authorized Agency Representative (print): Kathy Morgan
Title: Executive Director
• Applicant certifies that these funds will be used as described in this application unless a
change has been mutually agreed upon between Contractor and Jefferson County Board of
County Commissioners. Substantive amendment requests will also require the approval of
the Housing Fund Board (''HFB").
• Applicant certifies that the information in this application is true and correct.
• Applicant certifies that it has no outstanding obligations to the County with respect to
housing funds.
Signature of Authorized Agency Representative
10/15/2025 Date
PROJECT DESCRIPTION
• Name of Project or Program:
Chimacum Commons
Amount requested: $375,000
• Provide a brief description of the Project or Program: (LIMIT 200 WORDS)
Chimacum Commons is a collaborative project developed by Olympic Housing Trust and
sponsored by Jefferson Land Trust. The goal is to provide stable, affordable homes affordable
to our local workforce and to target market towards local farm and food system workers.
Located in the heart of Chimacum, Phase I includes 16 single-room rental units with shared
kitchens and gathering spaces designed for simple, healthy living. The rentals will serve
households earning as low as 30% AMI with most within the target market however earn 50%
AMI and below.
The homes are built with durable, energy-efficient materials and meet Evergreen Sustainable
Development Standards. The goal is to offer long-term affordability and a modest, grounded
living arrangement for people who help sustain the region's food economy.
Chimacum Commons is a step toward providing working people dignified housing rooted in the
community they serve and strengthening local resilience through housing stability.
• Specify the Project or Program goals and expected outcomes. Specify the
measures of success by which the Project or Program will be assessed. (LIMIT
300 WORDS)
The goal of Chimacum Commons is to create stable, dignified affordable rental housing local
eligible households, including local farm and food system workers who are essential to the
region's agricultural identity and economy but often struggle to find adequate year-round
housing.
By offering reliable, affordable homes close to local services and employers, the project helps
retain the local workforce, reduces commuting costs and emissions, and contributes to a
stronger local food system.
Expected outcomes include:
• Sixteen new affordable rental units available to individuals earning below 30%-50% of
area median income
• Year-round housing stability for workers who have historically faced unsafe and insecure
housing options.
• Reduced transportation burden for tenants who live closer to their places of work.
• A replicable model for small-scale, community-based workforce housing in rural
Jefferson County.
Measures of success will include full occupancy by local workers, tenant retention rates over
time, the percentage of income spent on housing and transportation, and overall tenant
satisfaction. Longer-term success will be reflected in stronger ties between local farms,
businesses, and housing stability, helping sustain the rural economy and community.
• Specify the number of units of housing to be created or number of
individuals who will be served by the Project or Program.
16 - 20 individuals estimated to be served by Phase I
Phase II will add 12 more bedrooms and in total the project will serve approximately 30
individuals with stable housing, rental and homeownership.
Threshold Requirements:
• Identify the specific eligible use(s) under 5386 and/or 1590 for which the
Project or Program qualifies, as listed on pages two through four of the
RFP. If you are submitting for both operating and development funds,
please submit separate budgets for each.
OHT is applying for 1590 Development Funds to pursue the following eligible uses:
1. Development: Constructing affordable housing
2. Eligible households (those earning under 60% AMI)
3. Special populations such as veterans, persons with disabilities and persons with mental
illness
• Provide a brief description of recent, relevant and successful
experiences in delivering similar programs and/or projects.
OHT has successfully funded and is now under construction with the Dundee Hill Community
Homes project in Port Townsend. OHT is also stewarding four scatter site homeownership units
in Clallam County.
Jefferson Land Trust and OHT have been engaged on Chimacum Commons since 2023 and
have successfully secured pre-development funding through the Department of Commerce
CBOS grant. This has greatly reduced the front-end burden on OHT to fundraise for pre-
development costs and has expedited the development process.
• Briefly describe how the project aligns with the priorities and objectives
of the Five-Year Homeless Housing Plan and the community outreach
conducted for the project or program. (LIMIT 400 WORDS)
The project provides 16 deeply affordable rental homes for eligible households who are at high
risk of housing instability due to seasonal income, limited rental options, and rising costs.
• Prevent episodes of homelessness wherever possible.
—Chimacum Commons provides year-round, affordable homes for people who might
otherwise face overcrowding, displacement, or homelessness during the off-season.
• House everyone in a stable setting that meets their needs.
—The project offers long-term rentals with shared community spaces designed for
comfort, dignity, and connection, ensuring tenants can remain safely housed.
• Increase the local affordable housing supply.
—Adds 16 permanently affordable units to Jefferson County's rural core, expanding
access for households earning below 60% of area median income.
• Address housing cost burden and stabilize the local workforce.
— By reducing rent and transportation costs, the project allows local workers to live near
their jobs, improving financial and housing stability.
• Input was gathered from local farmers, food businesses, and community members
through meetings, surveys, and public discussions.
Submission Requirements
(a) Approach —Completeness of Proposal and Readiness (5 Points)
§ Is the Project or Program ready to use the funding now or are there actions to be
taken before the Project or Program can begin? If so, what are those actions?
As the developer, Olympic Housing Trust (OHT) is advancing Chimacum Commons towards
Phase I construction readiness. Phase I will focus solely on affordable rentals and Phase II will
focus on homeownership.
OHT holds site control through a lease arrangement and partnership with Jefferson Land Trust
with site ownership to be donated after full funding. OHT has completed preliminary land use
approvals with Jefferson County DCD, and has construction documents engineered and
prepared to 70% completion.
The building methodology chosen for Phase I —stabilized rammed earth (SRE)—is approved
for use in Jefferson County and under the International Building Code. Utilizing SRE for the
rentals will benefit the project with improved fire resistance, lower vulnerability to mold and
moisture issues, and exceptional durability in the rental to serve local food system workers well
into the future. OHT will leverage the volunteer interest to significantly reduce construction costs
by hundreds of thousands of dollars.
Land use permit applications will be submitted in Q4 2025. A capital campaign will be conducted
throughout 2026 to complete local match and gap funding. Construction is anticipated to begin
in early 2027, pending final financing through the Department of Commerce Housing Trust Fund
Multifamily program.
The 1590 funds would be used to advance predevelopment and local match activities that
position the project for construction readiness. These funds will be used to pay for construction
activities to build these permanently affordable rental units.
Securing these funds now will help maintain project momentum and demonstrate local
investment, a key factor in leveraging state and private housing resources. The full development
team and contractors are established and ready to mobilize with full project funding.
§ Will the requested funds fully fund the Project or Program? If not, how does the
organization intend to fill the gap?
The requested $375,000 in 1590 funds will support construction costs for the 16-unit Phase I
development of Chimacum Commons. These funds will not fully fund the project but will help
close a remaining gap between committed and anticipated sources.
The current cost estimate reflects the high-performance stabilized rammed earth (SRE) building
envelope and efficient mechanical systems, which ensure long-term affordability through low
operating and maintenance costs. The remaining financing will be covered through a
combination of state Housing Trust Fund (HTF) resource, local and foundation contributions.
§ Could the Project or Program be scaled (include the per unit cost of the Project or
Program)?
Phase I includes 16 permanently affordable rental units with total development costs, excluding
significant anticipated volunteer labor and donated materials, at a total estimated value of$4.5
million. With all development costs included (construction, roads, septic, architecture, permits,
etc) the per unit price is approximately $283,000. For construction alone, the cost is closer to
$130,000 per unit, once again excluding volunteer labor and donated materials which will be
central to this project.
The project could be scaled down or phased out more than currently planned, however the site
infrastructure and shared systems are designed for the full 16-unit buildout. The requested 1590
funds represent roughly$25,000 per unit in local support.
§ Have additional funds been requested or will be requested. Identify the sources for
those requests and the status of the requests.
The project has applied to the Washington State Housing Trust Fund Multifamily Program for a
fully deferred loan. Additional requests are being made to Commerce's EPIC Clean Energy
Grant and to local donors and foundations to further reduce permanent debt and long-term
operating costs.
Local support through 1590 funds will demonstrate community commitment and strengthen the
project's competitiveness for state-level funding.
(b) Impact (10 Points)
• How would the project contribute to positive movement in Commerce's Homeless
System Performance Measure, including total project entries, length of time homeless,
exits to permanent housing, returns to homelessness, and system prioritization. (current
link)
Chimacum Commons Phase I will provide 16 new permanently affordable rental units targeted
to local farm and food system workers (most of whom earn under 50% AMI) and other low-wage
residents who are at risk of homelessness due to Jefferson County's high housing costs and low
rental availability. By providing stable, affordable housing, the project will help reduce the
number of people entering homelessness, shorten the length of time people experience housing
instability, and prevent returns to homelessness.
Though not designed as a homeless shelter, the project aligns with system goals by creating
permanent, deeply affordable units that relieve pressure on the county's emergency and
transitional housing resources.
• What other funds, donors, or community support are involved with the project?
Will these funds leverage other funds? Identify other sources of funds that would be
leveraged with the requested funds and/or how these funds will be used to leverage
other funds.
Chimacum Common's predevelopment costs have already been greatly covered by the
Commerce Capacity Building Outreach and Support program that was secured by OHT and
Jefferson Land Trust in 2024.
The project will require funding from the Washington State Housing Trust Fund Multifamily
Program (applying October 2025) and Commerce's EPIC Clean Energy Grant (November
2026), along with anticipated support from local donors and foundations.
The 1590 funds will provide an essential local match that strengthens the project's
competitiveness for state and federal resources.
• How many new units will be brought online. How many existing units will be
preserved? What services will be funded and how is sustainability achieved?
Phase I will create 16 new permanently affordable rental units. No existing units will be
preserved as part of this phase. The project focuses on stable, high-quality housing with shared
amenities and community design features that support informal resident connection and mutual
support, rather than formal service provision.
Sustainability is achieved through durable building methods (stabilized rammed earth), low
energy use, and minimal maintenance costs—ensuring long-term affordability for tenants and
operational stability for the owner.
• How many individuals will be served by these funds?
The 16 units are expected to serve approximately 16 - 20 individuals at full occupancy,
depending on household size. These residents will primarily include Jefferson County workers
earning between 30% and 50% of Area Median Income (AMI) .
• Will these funds serve any special populations such as youth or domestic
violence survivors?
OHT will target market towards local food and farm system workers. Other low-income residents
can also apply for the rentals. The rentals will be open and accessible to all income eligible
households including special populations.
• How does this project serve marginalized populations and address risk of harm and
barriers to housing stability?
In Jefferson County where low-income workers, such as seasonal and permanent farm workers,
face near zero vacancy and high competition for often inadequate rentals, Chimacum Commons
addresses systemic barriers for local renters by creating permanently affordable rental housing.
• What is your plan for continuous improvement in order to serve historically
underserved populations?
Olympic Housing Trust and Jefferson Land Trust will continue to meaningfully engage local
employers, the food system workforce, service providers and community-based organizations to
understand housing needs and barriers.
Lessons from tenant experiences, partner feedback, and occupancy outcomes will inform
adjustments to future leasing, outreach, and project design. OHT is committed to maintaining
equitable access, improving communication channels for underrepresented applicants, and
ensuring its housing remains inclusive and responsive to evolving community needs.
(c) Budget — A Feasible Financial Plan (5 Points)
Identify whether you are a 501(c) (3), for-profit, PHA or government agency.
Please provide the following if applicable:
OHT is a non-profit 501(c) (3)
• Program or Project Budget which includes a complete breakdown of all funding
sources already received or committed for this Program or Project
CAPITAL BUDGET FOR REAL ESTATE DEVELOPMENT USES
Financing Estimate Basis of Estimate
Categories
Total Acquisition $0.00 Land donation from Jefferson Land Trust
Costs
Construction $3,197,694 Pricing includes all construction, site work,
infrastructure, sales tax w/o volunteer discount
Construction Fees $348,000 GC overhead and profit
Financing Fees $47,000 Housing Trust Fund MF deferred loan program
and Charges
Guarantees and $248,200 7% contingency fund
Reserves
Developers Fee $379,000 10% of hard costs
Soft Costs $266,804 Architecture, staff project management,
engineering, etc
Other Dev Costs $50,802 Insurance, audit, permitting, etc
Subtotal $4,537,500
TOTAL $4,537,500
SOURCES
Financing Estimator Indicate if Committed or Application
Categories has been made. If not made indicate
date application is to be submitted
Private Loan $3,300,000 Commerce HTF MF deferred loan -
applied October 2025
Jefferson County $375,000 1590 Application (2026 funds)
Funds
Public Sources $197,500 Awarded Commerce CBOS grant to
(State or Federal Jefferson Land Trust for project
Funds) predevelopment
Commerce EPIC $120,000 Applying November 2026
Clean Energy Grant
Foundations $75,000 Bank foundations (WaFd, First Fed, etc)
- applying Q2 2026
Donations $470,000 2026 capital campaign
Low Income $0.00
Housing Tax Credits
(indicate 9% or 4(1/0)
Historic Tax Credits $0.00
New Market Tax $0.00
Credits
Gap (if any) $0.00
TOTAL $4,537,500
Please include any budget narrative that is descriptive or helpful to explain any part of
your proposed expenditures in your budget(s).
• Current operating budget for the organization requesting the funding
• Operating Pro Forma for ten years.
2025 Operating Budget
01/01/25-12/31/25 FY 2025
Budget
Revenue
Earned Income
Subtotal $73,410.00
Contributions
Subtotal $135,960.00
Total Revenue $209,370.00
FY 2025
Budget
Expenses
Staff/Contractors
Subtotal $156,106.31
Administration&Stewardship
Subtotal $31,250.00
Total Expenses $187,356
FY 2025
Budget
Revenue Over Expenses(Reserves) $22,014
Fenn 8D:Operating Pro Forma
Pro Forma Date 110/10/1025
REVENUES Messages
Year 1 I Year 2 I Year 3 I Year 4 I Yam S I Year 6 I Year 7 I Year 8 I Year 9 I Year 10 I Veer 11 I Year 12 I War 13 I Year 14 I Year 15
aeNdapNellnmme Escalator
Gross Tenant 81,1 Rental Income(Form 81( 20903, 5 109,440 5 111629 5 113,861 5 115,139 5 118.161 $ 120.831 5 123.247 5 125,711 5 128.126 $ 130./91 5 133,407 $ 136,025 , 138,796 $ 141572 $ 144101
Gross Rental PNA/HUD/USDA Subsidy(Torm 881 2.00% 5 20,160 5 20.563 $ 10,974 $ 21,394 $ 11,322 S 22,258 $ 12,703 $ 23.158 S 23,621 5 24,093 5 24,575 $ 15.466 $ 25,558 S 26,079 $ .6t.•
Gross Rental 5u00dy income Dorm 881 0.0% $ 5 - 5 5 5 S 5 S S 5 $ 5 5 5 5
Gross Annual 0073311185ub9313 Sources(Form 881 5 15,900 5 15.000 5 15.000 $ 15,000 5 15,000 5 15.000 $ 15000 5 15,000 5 15,000 $ 15,000 S 15,000 5 150)0 S 15,000 $ 15,000 5 1',933.
Other Sourtes:
CHI Cantr,0ution 3,0% $ 15000 $ 15,450 $ 15,914 5 16,391 5 163883 5 17,389 S 11,911 5 18,448 5 19.002 ) 19,5/2 ) 10159 ) 20)64 5 21.186 ) 21,U18 $ 11t7'
5 ' $ - $ S 5 $ S 5 - 5 S S
Total Residential Income = 5 159.600 5 162,642 S 165.749 5 168.923 $ 172,166 $ 175478 5 178.861 5 182,318 5 185,849 $ 189.456 5 193.140 $ 196,905 $ 200,751 $ 204,679 5 208.603
Total Non00elidentlal Income S - $ $ 5 - $ - 5 $ - 5 5 5 - 5 5 S - $ 5
TOTAL PROJECT INCOME • 5 159,600 5 162,642 $ 165,749 5 164.923 5 172,166 5 175,478 5 178,861 $ 182,318 $ 185,849 $ 1139,456 5 193,140 $ 196,905 $ 200,731 $ 204,679 $ 208.693
Annual N.
Less Annual Residential Wcan,y 5.03, 5 17,9301 5 (0,132) 5 18,2871 5 (8.446) $ (8,608) 5 01.7741 S (8,943) 6 (9,116) 5 19,2921 5 (9,473) $ (9,657) 5 (9,4451 5 (10,038) $ (10,234) 5 110,435)
ess Ann./Non-Residen00)vamnry 5 S 5 5 - 5 5 • 5 • 5 . S • 5 - 5 - 5 ' 5 - 5
EFFECTIVE GROSS INCOME(EGO $ 151,620 $ 154,510 S I67,462 $ 160,477 $ 363.558 S 166.700 5 169,918 $ 373,203 3 176,556 5 179,983 5 183,483 $ 187,060 $ 190,713 $ I94,495 $ 198,269I
OPERATING EXPENSES
Eapenw
Operating Expenses- Per Unit Yew1 Year Year3 Year Year Year Year Year Year Year 10 Wm 11 Veer 17 ewe Year 14 Year 15
Emolatar (11) ,
Management-Omsite(Rem BC) 30% S - 5 5 s 5 $ S 5 5 $ 5 S S 5 S 5
M4r4gement-033-sde(form8C1 3.0% 5 919 5 14,70C $ 15,141 $ 15,595 5 16.063 $ 16,545 $ 17,041 5 17,553 5 18,079 5 18.622 5 19,180 $ 19,756 S 20,34e $ 20,959 5 21,587 5 22,235
Accounting 3,0% $ 313 5 5000 5 5.190 5 5,305 5 5,464 5 5628 5 5.7% 5 5.970 5 6,149 $ 6.334 5 6,514 5 6,720 5 6,921 5 7,129 $ 7,143 S 7,563
legal Services 30% $ 75 $ 1.200 $ 1.236 5 1,273 5 1.311 $ 1.351 5 1,391 $ i433 5 1,476 $ 1.520 5 1566 $ 1.613 $ 1,661 5 1,711 $ 1,762 5 1,815
Insurance 3.0% $ 313 5 5,000 5 5,150 $ 5,305 5 5464 $ 5,618 5 5./96 S S.9/0 $ 6,1% S 6334 5 6.524 3 6,)20 5 13,911 5 1,119 $ 1,143 5 1,563
Real Estate Taxes 3,0% $ 31 $ 500 5 515 5 530 5 546 $ 961 S 180 S /97 5 615 5 633 652 5 672 5 692 5 713 5 /34 5 756
Marketing 3.0% 5 5 5 5 , 5 5 5 5 - S • 5 5 5 , 5
Security 3.0% $ - 5 5 - 5 5 $ $ 5 $ 5 5 5 • 5 5 $ 5
Maintenance and lanitonal 3.0% $ 375 5 6.300 S 6,180 5 6,365 S 6,556 5 6,753 5 6.956 5 7.164 5 7,379 5 7,601 $ 7,8/9 5 8,063 5 8,305 5 8,555 5 8,811 $ 9,076
DecoraongRwiwver 30% 5 219 5 3,500 a 3,605 5 3,713 S 3.825 5 3,939 5 4057 S 4.179 5 4,305 5 4.434 5 4.567 5 4,704 5 4,845 5 4,990 $ 5,140 5 5,294
Contract Repairs 30% 5 469 5 7.500 5 7,71S 5 7,957 5 8.195 5 8,441 S 8.695 5 8955 $ 9.224 5 9,501 5 9,786 5 10.079 5 10,382 5 10693 $ 11,014 5 11,344
landscaping 3.0% S 125 5 2,000 5 2,060 5 2,122 5 2,185 $ 2.151 5 2.319 5 2.388 5 2,460 $ 2.534 S 2610 5 2688 5 2 768 5 2,852 5 2,937 5 3,025
Pest Control .3.0% 5 ' 5 • 5 - 5 5 5 - 5 - 5 5 - 5 5 5 5 - 5 5 5 -
Fire Safety 3.0% 5 • 5 - 5 a 5 5 5 5 - 5 5 - 5 $ 5 5 $ 5
Elevator 3,0% 5 ' 5 s 5 5 , , 5 s s 5 5 5 5 ,
Water&Sewer 7,0% 5 31a S 5.(10E' 5 5,232 5 5.389 5 5.551 S 5,718 5 5,889 5 6.066 $ 6,148 5 6435 5 6,628 5 6.817 S 7,031 $ 7.143 5 7.460 5 7,684
Garbage Removal 3.0% $ 125 5 2,003. $ 2,06e 5 1,122 5 2,185 $ 2.251 $ 2,319 $ 2,388 $ 2,460 5 2.534 5 2,610 5 2,6813 5 2,768 $ 2.852 $ 2,937 $ 3,025
Electric 3.0% 5 1,281 -, 20,500 5 21,115 5 21,748 5 22,401 5 23,073 5 23.765 $ 24,478 $ 25.212 5 25,969 5 26,748 5 27.550 5 28,377 5 29,228 5 30,105 S 31,008
Oil/Gas/Other 30% $ $ $ 5 5 5 $ 5 S - S 5 5 5 5 5
Telephone 3.0% $ $ 5 $ 5 5 s 5 5 5 5 $ 5 . 5 $
Other 3,0% $ 63 5 1.0116. 5 1030 5 1,061 S 1,093 5 1.126 5 1.159 5 1,194 5 1.230 $ 1,267 5 1.305 5 1.344 5 1.384 $ 1,426 i$ 1,469 5 1.513
Total Residential Ope,ati,r,l op',,.e. $ 4,624 )t 1.3i /6.199 s 78485 5 ROW 5 63.165 5 85.763 S 88,336 ) '309% 5 93.716 S 96,527 $ 99.413 S 102,406 5 105,478 $ 100.642 $ 111,901
Form 8D:Operating Pro Forma,Page 2
Form 8D Operating Pro Forma CFA Forms
OTHER EXPENSES
Expenses ' '
Partnenn,o and per unit Year 1 Year 1 Year 3 Year a i yea,5 Year 6 1 Year 7 Year$ Year 9 Year 10 Year 11 Year 12 Year 13 year 14 Y.a,3 5
Atter Management Costs. Escalator (Yll
3.0% $ • $ 5 5 $ $ S $ , .
3.0% $ $ . $ 5 5 5 5
Total Partnership and wny.m«8 Coat $ $ . $ $ $ $ $ , $
Repixeme'tt Reserve 3,03g $ 350 $ 560000 $ 5.768 5 S.941 5 6.119 S 1,ii,1 •. 6.492 $ 6.6117 5 0.881 5 7094 $ 7.307 5 7.17b 5 7,752 T$ 7,984 5 8,224 $ 8,471
Operahngnex,ve 3.096 5 419 5 6,700 S 6.901 5 7,108 5 7.321 5 7.541 S 1,767 5 8,000 5 8,240 5 8.487 5 8,742 5 9,004 $ 9,274 $ 9,553 $ 9,139 5 10,134
Total Reserves $ 12300 S 12.669 5 13.049 $ 13441 $ 13.844 $ 10259 $ 14,687 $ 15,127 5 15.581 5 16.049 $ 16,530 $ 17.026 $ 17,537 5 18,063 $ 18,605
NOreResideMu1 Eeeenaes I 00%I 5 S $ - 5 S 5 5 5 $ $ • $ $ • $ -
TOTAL P001ECT EXPENSES • $ 86,280 5 88,868 $ 91,534 5 81. 5 97.109 5 100,022 5 103.023 5 106,114 5 109,297 5 112,576 5 115,953 $ 119,432 $ 123.015 $ 126,705 $ 130,506
NET OPERATING INCOME - $ 61.340 $ 65,642 $ 61487 S 66.1,1 $ 64449 $ 66,682 $ 68,118 $ 87A48 $ 67,259 $ 87,407 '5 67,360 $ 67,678 $ 67,618 $ 67,740 $ 17,712
(E41-IOU,Eep.m.Fl
RESIDENT SERVICES
Services Funding Subsidy(form 881 5 S 5 $ 5 - $ • 5 • 5 • $ $ 5 5 $ - $ •
Service Eapenses(form lCl I -• 15 5 5 5 5 5 5 5 $ $ 5 $ $ $ S
Subsidy Shortfall 5 z •$ • $ • $ $ $ $ . 5 $ $ $ $ 5
s •
serw,es rundo,.-from Cash Flow(form 8C1 I S , 5 5 $ $ 5 - $ 5 $ $ $ S
DEBT SERVICE
Funds Available for Debt Service $ 65,340 $ 65,642 $ 65,927 $ 66,197 S 66,449 $ 66,682 S 66,896 $ 67,088 $ 67,259 $ 67,407 $ 67,530 $ 67,628 $ 67,698 $ 67,740 $ 67,752
Hard Deal f loan Amount Year1 I Mart I Veer I Vow I Years I Vow I Yaar7 I Year8 I Mml I Y.ar10 I Yv 11 I Year 12 I Year 13 I Year 14 I Year 15
,ii3 MF De'er,ed loan l 3,54 05' 5 39,600 5 39.600 5 39,600 5 39600 5 39 600 S 39,600 5 39.600 5 39,600 $ 39,600 5 39.600 S 39,600 5 39600 5 39,600 5 39.600 $ 39,600
Tat el0n,d Deb,5e,vne $ 39,600 5 39,600 5 39.600 $ 39.600 5 39.600 $ 39,600 $ 39,600 5 39,600 5 39.600 5 39600 5 39.600 $ 39000 5 39.600 5 39.600 5 39,600
Nord Debt Coverage Rana 1.65 1.66 1 66 1.67 1.68 1 68 1 69 1 69 1.70 1 70 1.71 1.71 1.71 1.71 1
5
Cash How $ 25.140 $ 260a2 > 36.327 $ 26,597 5 2685 da9 $ 27.082 5 2).19b $ 2].488 5 119 S 17.807 5 27930 S 28028 $ 28,098 $ 28.140 $ 28,8,152
Soft Debt f loan Amount Merl I YW 2 I Year 3 I Veer 4 I Years I Year 6 I Mar 7 I Yew 8 I Year 9 J Year 10 I Year 11 I Year 12 I Pm 13 I Mar 14 I Vast 11
„nee,4 $
Intel Soft Debt Se,vote 5 $ $ $ - 5 5 $ $ 5 5 $ $ S $ • $
Teo,0E81 5E803C7 ' 39.603 $ 39,600 5 39,600 5 39600 5 39.600 $ 39,600 $ 39,600 $ 39.600 5 39,600 6 39,600 5 39.eoo , 19.600 S 39,600 $ 39.610 $ 39,600
Overall Debt Coverage Ratio 1,65 1.66 1.66 1.67 1.68 1 68 1 69 1 69 170 1.70 1u 71 1.71 1.71 1.71 1.71
06er08(056 fWw , 25.740 $ 26.042 $ 26,327 5 26,597 $ 26,849 $ 27,082 $ 73.096 $ 27488 1 22.659 5 27107 $ 27,930 $ 28,028 $ 28,096 $ 28,140 $ 28,162
Additional Comments'
OH7 Contribution will be supplied annually through donations and off-site rental revenue
Form 8D Operating Pro Forma CFA Forms