The Harwich Affordable Housing Trust voted 4-1 on Wednesday to dedicate $1 million toward the first phase of the Pine Oaks Village 4 expansion, signaling a significant financial commitment to the 50-unit project despite ongoing friction with the Select Board. The funding, intended for rent-restricted units on Queen Anne Road, comes as the town grapples with a workforce housing shortage that supporters say is crippling local businesses and emergency services. While the award is less than the $1.8 million originally requested by MidCape Church Homes, it represents a substantial increase over the per-unit funding recently granted to other local developments.

The meeting, held in the evening to accommodate working residents, featured a sharp divide between those prioritizing the town’s housing crisis and those concerned about the scale of the 242-unit development. Mary Anderson opened the public forum by urging the Trust to act, noting the extreme difficulty in hiring teachers and fire department staff. I'd like to stop saying no and say yes to Pine Oaks 4. I happen to believe that we do not have a traffic problem in Harwich, Anderson said, dismissing concerns that increased density would overwhelm local roads. Christine Meyer, owner of Meyer Landscapes, echoed this urgency, stating that the housing crisis forces local businesses to hike wages, which eventually increases costs for all residents. Pine Oaks Village addresses a real and pressing need. A smaller project would simply fall short of addressing the challenges Harwich and the Cape are facing, Meyer added.

However, neighbors and retired infrastructure experts raised alarms about the project’s impact on Queen Anne Road. Chris Nickerson, a retired road manager, argued the street is too narrow for required improvements and suggested the project is a regional one that will drain Harwich’s public safety and school resources. This project is too big in a location with no other services and does not meet the underlying philosophy of the affordable housing mission, Nickerson said. Resident Sherry Stockdale expressed concern over the long-term financial impact on emergency services, while Tom Burch questioned the equity of the project paying only 50% in taxes while utilizing full town services. Steve Farrell suggested the Trust should preserve its capital for smaller projects, noting the developer’s admission that they would attempt to proceed even without the Trust’s help. You're our last hope in steering this ship in a different direction, Nickerson told the board.

Addressing the criticism, Bob Don of MidCape Church Homes emphasized the project's environmental and community benefits, noting that 42% of the site will remain as open space and the wastewater treatment system will reduce nitrogen to near-zero levels. Don explained that while they would try to move forward without local funding, the state’s Executive Office of Housing and Livable Communities typically requires towns to have skin in the game before granting local preference for the units. Pine Oaks has been popular for 20 years because we maintain properties well, Don said. Joe Delmort, a board member for the developer, added that small additions of 10 units cannot meet the current demand, while local residents Paty Ford, Linda Sabulah, and Barbara Prindle shared personal stories of family members relying on Pine Oaks or being forced out of town by rising costs. Art Bowden praised the organization's 50-year history of property management in Harwich.

Board discussion revealed a rift between the Trust and the Select Board’s current stance. Jeff Handler, who serves on both boards, remained the lone dissenting voice, pointing out that the Select Board has twice voted in opposition to the project. I look at this through a different lens as a Select Board member, Handler said. I do not support the project as it stands. He suggested a much smaller award of $200,000 merely as a gesture of support. Other board members disagreed, citing the project's efficiency. One board member noted that the Trust recently gave a different project $1.3 million for only 14 units. $36,000 per unit for this project seems like a very good deal. I would suggest something higher, perhaps $25,000 per unit, the member said. Chair Larry Ballantine supported the higher funding level as a necessary step for the town’s future. I'm in favor. We struggle to hire nurses, teachers, and police. This doesn't solve 'world hunger,' but it gets us closer to providing the homes we need for people to stay here, Ballantine said.

Motion Made by B. Spencer to support the Pine Oaks Village 4 project. Motion Passed (4-1-0) with J. Handler opposed.

The board then debated the specific dollar amount. Brendan Cohen initially suggested matching the rate given to the Penrose project at approximately $8,333 per unit, but the board eventually moved toward a round $1 million figure to ensure the project’s viability during state grant applications in March. I'm more comfortable with a clean number like $1 million. It shows significant support without maxing out our current liquid assets, Ballantine remarked. Cohen also spoke in favor of the partnership, stating, I support the project. Pine Oaks has been a great partner. This project furthers our strategic plan and taps into the 100% to 110% AMI bracket, which is a challenge to fund. Bob Spencer agreed, noting that while the project isn't perfect, I can't turn my back on a partner like Pine Oaks that has provided for 250 older and disabled individuals in this community.

Motion Made by B. Cohen to approve the affordable housing trust application submitted on 11/26/2025 by MidCape Church Homes, Inc. for $1,000,000 for 50 units of rent and income restricted housing. Funds to be awarded with EOHLC approval of the affirmative fair housing marketing plan, leases, and regulatory agreements on the first day of the lottery. Conditions include: acknowledgement of Cape Cod Commission DRRI, expiration of ZBA appeal process, completion of Phase 1, and strict adherence to local preference guidelines. All payments must be authorized and signed by the Chair of the Affordable Housing Trust for parcels 57 C5, 57 C2, 57 C6, 57H1, 57 H3, 57H2, 46 M10, 47 C14, and 47B10. Motion Passed (4-1-0) with J. Handler opposed.