— from Crystal Mossman for OPAL —
In mid-November site work began on April’s Grove, OPAL’s planned 45-home rental neighborhood, when Island Excavating began clearing brush and felling trees. The crew is working carefully to remove trees where buildings will be constructed, while maintaining the “preserve and protect” areas surrounding the trees and undergrowth that will remain.
“Getting the tree work done this fall means we’ll have one winter of windstorms to see how the remaining trees manage under new conditions before construction begins,” said OPAL’s executive director, Lisa Byers.
Alsoin November, OPAL’s general contractor, Dawson Construction,solicited bids from subcontractors. The majority of bids came in over budget, with numerous trades having not submitted bids at all.
Jeanne Beck, OPAL’s project manager, explained, “There is so much construction in Western Washington and on Orcas right now, making it difficult to find subcontractors who have the time and who can bid within our budget. On top of that, prices for wood and metal have gone up significantly.”
To lower costs, OPAL is working with its architect, Environmental Works, and Dawson Construction on design modifications and on gaining more interest and participation from subcontractors.
Changes to the design include reducing the size of the commons building by eliminating the public showers and community meeting space. It will now house only laundry facilities, the resident manager’s office space, a small conference room, maintenance storage and postal boxes.
Another adjustment is eliminating one residential building and redistributing the units to other buildings. This will mean that some of the studio and one-bedroom apartments will be on top of one another, requiring second-floor entry to the upper accommodations.
The team has also modified finishes, simplified exteriors, and revised some construction methods in order to reduce costs.
“OPAL has run into hurdles like this with past projects, and we’ve always found a way forward to provide affordable housing to our island neighbors,” said Lisa Byers. She remains confident that April’s Grove will be under construction in 2019.
April’s Grove will be a neighborhood of 45 new rental residences on North Beach Road. Located across from Children’s House and the Funhouse Commons, April’s Grove will consist of studio, one-bedroom, two-bedroom and three-bedroom townhomes. Each dwelling will be home or individuals and families who live or work on Orcas Island and need stable, affordable rental housing.
Incorporated in 1989, OPAL serves 105 ownership and 30 rental Orcas Island households. For more information, go to www.opalclt.orgorcall (360) 376-3191.
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When one considers the grass roots approach to solving big problems, some times it’s the little things that can add or make the difference of resolve.. I wonder how many business could step up to such a challenge of the ask of affordable housing.. Always there is the issue of (to stay in business) you must be profitable.. then there’s that opportunity of reaching down deep and demonstrating success, one that transcends dollars and equates success. I wonder what that could look like.. The Orcas Fire District had an opportunity to Experiance this when the bids all came in 200 percent over the projected Architects estimates for the Deer Harbor Fire Station. The choice was to move forward or give up..
the result encountered was compromise and passion with commitment to the intent. We as s community afford much to be greatful for.. Many good intents come from such passion. Turtle Back comes to mind..
tTo many, an impossible feat, but Orcas stepped up big time and with point on perfection many generations will benifit from such vision.
So what vision can be seen here..
I wonder.. I would commit my firm to such resolve, how about it neighbors, any others??
Clyde Duke
oh yeah, they carefully cut all the big trees. Hurray for the humans.