Building for the Future at Overlake Christian Church
You’ll be known as those who can fix anything, restore old ruins, rebuild and renovate, make the community livable again. Isaiah 58:12 (The Message)
We recently made a generational-sized decision to use what we have, to meet one of our region’s greatest needs! As you know, there is a major need for affordable housing in the City of Redmond.
Many individuals in our community’s workforce earn less than 80% of the area’s median income, including: educators, social workers, public servants, non-profit professionals, pastors, workers in the medical, transportation, construction, food, and hospitality sectors, among others. Too many people are unable to live in the very community they work and serve – we want to change that.
In February 2024, over 95% of the OCC congregation voted in favor of signing a pre-development agreement with a property developer (Evans Wakefield) to enter a long-term lease (99 years) on approximately 6-8 acres (lots C & D) adjacent to Willows Road (pending City approval) to develop 400+ housing units to help address this need.
As you will see in the ‘Project: Overview, Phases & Benefits’ document and FAQs below, this opportunity also helps OCC become financially healthy in the long-term, setting up future generations to continue to meet our community’s greatest needs with the heart of Jesus.
Frequently Asked Questions
What is affordable workforce housing?
“Affordable housing” covers a wide range of housing which uses “area median income” (AMI) as the key metric.
Affordable housing that is considered “low-income housing” is for our neighbors who make less than 30% of AMI. We are advocates in support for this type of housing, however, this project will not be addressing this housing need.
Affordable housing that is considered “workforce housing” is for our neighbors who do not qualify for low-income housing, but still earn less than 80% of AMI. Many individuals in our community’s workforce earn less than 80% AMI, including: educators, social workers, public servants, non-profit professionals, pastors, workers in the medical, transportation, construction, food and hospitality sectors, among others. This development will be addressing this workforce housing need and potentially include first-level retail.
HERE is information on Redmond’s need for affordable housing.
HERE is information on the area median income (AMI) and respective affordable housing rental rates for King County in 2023.
When will site plans and designs be available?
The developer is currently doing feasibility studies and other due diligence, then we will have initial site plans to review (mid-2024). For example, this is when we will know if this development will be closer to 6 or 8 acres.
We’ll continue to use this webpage (www.occ.org/27acres) to communicate updates along the way!
When can we expect new neighbors to move in?
Late 2020’s... this is a marathon! There’s a lot of steps between now and new neighbors arriving. We’re trying to balance providing as much clarity as possible, while holding space for a host of variables and unknowns.
How involved is OCC in various development decisions?
It depends on the decision being made.
For example, OCC will get to see and approve the site plan. There are various restrictions on retail tenants (e.g. no pot shops) and other uses that don’t align with OCC’s vision and mission, which are already agreed upon in the ground lease. In other cases, the developer has freedom to make decisions.
What’s the impact for our new neighbors?
Just imagine... on the same plot of land people will be able to live, work, play, eat, learn, worship, exercise, and connect with others. Plus, they’ll be at the intersection of three major regional trail systems connecting the Eastside.
Neighbors will have immediate access (walking distance) to resources available at OCC: affordable childcare and preschool, spiritual care, connection, and various services provided by a growing number of non-profits and community groups.
What about the Redmond Saturday Market?
We’ve loved hosting the Market since 2020 and will continue for as long as they’d like! We’ve kept them updated along the way and have offered they can move to parking lots A & B (closer to the building). Right now, that’s the plan.
What about the Crosses in Lot D?
We will move them closer to the building and freshen them up!
Why a long-term ground lease instead of a sale?
First, affordable housing. The City of Redmond has been an excellent partner throughout this entire process. Their newly proposed land use policy in “Redmond 2050” (pending final Council approval late-2024) creates a pathway for affordable housing on our parcel, so long as, the land is “owned or controlled by a religious organization.” It further stipulates the project “must remain affordable housing for the lifetime of the project.”
These were two major benefits of entering into a long-term ground lease, rather than selling. Given the timing and specifics, Evans Wakefield was the only group who made an offer and was ready to move forward.
Second, the finances. Over the long-term this is a better deal than a sale. There will be ongoing inflation adjustments throughout the lifetime of the lease to ensure value for OCC. While this long-term deal does a lot for the community and for OCC, it doesn’t provide a quick financial fix like a sale would have. We will continue to be operating with a very tight budget and need everyone who calls OCC home to be committed to generosity and faithfulness with their finances. Thank you to everyone already participating – www.occ.org/give.
Third, the future. At the end of the ground lease, the land and all improvements (e.g. buildings) will revert to the ownership of OCC. Future generations will have the opportunity and resources to make the best decisions for addressing our community’s future needs.
What about the 244,000 sq/ft of indoor space?
We want to continue to maximize all our space! There is so much potential. So much opportunity. So many ideas. In fact, moving forward with this housing development helps spur on work happening towards a collaborative cost-sharing approach of meeting community needs with other onsite partnerships. We have more work to do, with details to follow.
HERE is a great article on our neighbors down the road at the Together Center. We’ve learned a lot from them!
What are the financial specifics?
There are pre-development fees OCC will receive until construction begins. During construction, OCC will receive monthly ground lease income. Upon the building(s) occupancy this monthly income increases.
OCC has been in debt since moving into this building in 1997 and we still have $8.1 million of debt. Its annual cost is $645,000. Ouch. Thankfully, current rental income helps offset much of this, but this money should be going towards far more life-changing work!
Over the coming years we will simultaneously be improving staff wages/benefits, catching up on deferred maintenance, and paying down the principal. We anticipate making our final mortgage payment in 2036.
Currently, 10% of what is given to the General Fund goes “out the door” to various partners in our four areas of missional emphasis: Gospel, Freedom, Homes & Peacemaking. Once debt is retired, OCC will have the financial freedom to be ridiculously generous.
Will you join us in making this happen?
CONNECT! Join us on Sundays at 10am, jump into a group, join a team to serve with. We long to be a church where everyone belongs!
GIVE! You can give a one-time gift or setup recurring giving here: www.occ.org/give
Then when you pray, God will answer. You’ll call out for help and I’ll say, ‘Here I am.’
“If you get rid of unfair practices, quit blaming victims, quit gossiping about other people’s sins, If you are generous with the hungry and start giving yourselves to the down-and-out, Your lives will begin to glow in the darkness, your shadowed lives will be bathed in sunlight.
I will always show you where to go. I’ll give you a full life in the emptiest of places— firm muscles, strong bones.
You’ll be like a well-watered garden, a gurgling spring that never runs dry.
You’ll use the old rubble of past lives to build anew, rebuild the foundations from out of your past.
You’ll be known as those who can fix anything, restore old ruins, rebuild and renovate, make the community livable again.”
Isaiah 58:9-12 (The Message)
