The Harwich Affordable Housing Trust announced a significant milestone this week as the town officially reached the 5% threshold on the state’s Subsidized Housing Inventory (SHI). The achievement follows the successful addition of a compliance certificate for 13 Haromar Heath, a move that provides a small but vital buffer for the town’s housing goals. Staff member Brianna Costa reported that while upcoming changes at 333 Route 28 may cause a temporary dip, upcoming projects at Bells Neck and the Fire Association are expected to stabilize the town’s standing. Despite this progress, the meeting was marked by a sharp philosophical divide between the Trust and the Select Board regarding who should hold the reins of the town’s affordable housing efforts.

Select Board Chair Don Howell appeared before the Trust to advocate for a structural overhaul of the Trust’s enabling documents. Howell argued that the current hierarchy, which mandates the Town Administrator as the perpetual Chair of the Trust, creates an inner tension that could compromise fiduciary duties. Howell described the current setup as an inverse pyramid where a previous Select Board made a policy choice that might not serve the Trust's long-term independence. Were they really representing the trust or were they really representing the select board? Howell asked, suggesting the Trust should reorganize annually to elect its own leadership. The town administrator doesn't have to live in this town... If you designate them as always being chair—and again, I'm not speculating—there was a definite problem about who the town administrator felt they were reporting to.

Trust Vice Chair Brennan Looney pushed back against the proposed changes, questioning the necessity of a document rewrite while the Trust is actively producing units. Looney expressed frustration that the administrative debate was delaying the reappointment of former Trustee Larry Ballentine. I just don't understand where this is all coming from. Let us operate, Looney said. My goal is to get Larry [Ballentine], if he wants to be back on this board, as soon as possible. You're in the way. Trustee Claudia Williams signaled a willingness to consider more autonomy, noting, I would prefer to have the ability to do it or not do it rather than have it be prescribed. Certainly prescribed as a chair determining what the agenda items are. I would want that decided within our group with our own autonomy.

The debate remained civil as Ballentine himself urged the board to maintain focus. I'd like to be sure this discussion remains respectful, Ballentine noted, warning that any discussion that would divert that into an argument will be a disservice to the goals we have in mind. Ultimately, the board deferred the item to allow for a redlined draft of Howell’s suggested changes, with Trustee Jeff Handler requesting specific language to review. It would be helpful from my point of view if you would put your concerns into writing so that we could reference those, Handler said.

Financial pressures on local development were also front and center as the Trust voted to provide emergency gap funding for the nearly completed project at 5 Bells Neck Road. Developer John Kerry requested an additional $30,000—or $10,000 per unit—to cover massive infrastructure overages. Kerry explained that water connection costs alone soared to $86,000, more than double the original $40,000 estimate. I have $44,000 I still owe to subcontractors, Kerry told the board, noting he had taken no profit or management fees to keep the project viable. Handler praised Kerry’s persistence in a volatile market where estimates are just that. Handler added, I am 100% certain that whatever overages you've incurred had nothing to do with fiscal mismanagement. Motion Made by [J. Handler] to support the request for an additional $10,000 per unit (total $30,000). Motion Passed 3-0-0, with Looney recused from the vote.

The high cost of development was a recurring theme during a presentation on Accessory Dwelling Units (ADUs) by Totha Abs of the Community Development Partnership. Abs warned that while the state has moved to encourage ADUs, the financial barrier for local homeowners remains immense. Wastewater and septic upgrades alone can add between $30,000 and $90,000 to a project, often making them prohibitive for residents. Wastewater is by far, next to cost, the biggest barrier to building an ADU, Abs said, adding that most residents build out of necessity for family rather than profit. Trustee Bob Spencer voiced skepticism about the viability of Affordable deed restrictions for private homeowners, which often require a lottery system for tenants. Can you imagine someone on a private basis wanting to develop an ADU in their backyard and having to go to a lottery and having no control over who that person was going to be that was going to live in their ADU? Spencer asked. I don't think there's a whole lot of people.

The Trust also took steps toward regional cooperation by formally supporting Penrose’s application to the Brewster Community Preservation Committee for the 60-unit project at 456 Queen Anne Road. Looney noted the project targets residents earning between 30% and 60% of the area median income, emphasizing that affordable housing is a regional challenge that requires regional solutions. Motion Made by [B. Looney] to approve the letter as read. Motion Passed 4-0-0.

Looking ahead, the Trust is preparing for a new push on inclusionary zoning. Director of Planning and Community Development Christine Flynn announced that the Barrett Planning Group will provide 30 hours of consulting to help draft incentives for private developers to include affordable units in their projects. Flynn proposed a new zoning working group to ensure Harwich remains ahead of the curve, noting that the town's current by-right ADU rules are a strong foundation. Motion Made by [J. Handler] to approve the minutes of July 7, 2025. Motion Passed 4-0-0.