The Harwich Affordable Housing Trust is moving to shore up its financial position by identifying three town-owned parcels for potential sale, a strategy intended to replenish cash reserves that have been depleted by recent housing initiatives. Member Bob noted that the Trust has made significant strides in addressing Harwich’s housing needs over the last two years, but emphasized that the current reliance on reserves is unsustainable. I think we should be positioning ourselves through the sale of some of our properties to replenish those reserves, he said, specifically proposing the marketing of parcels at Zero Oak Street, Zero Depot Street, and Zero Depot Road.

The proposal to liquidate portions of the Trust’s inventory comes as the board navigates a complex landscape of zoning restrictions, environmental protections, and neighborhood concerns. Resident Lou Urbano opened the meeting with a cautionary note regarding the West Harwich Square development, urging the Trust to ensure any proposed projects fit within existing regulations before committing further funds. Referencing the recent controversies surrounding the Baptist Church project, Urbano warned against ripping up years of zoning work for concepts that might not be tangible. We don't want to buy into a concept that's not real, Urbano said, suggesting the developer should align plans with current guidelines to avoid a big nightmare of community pushback. Chair Larry thanked Urbano for the perspective, noting the importance of such input as the Trust moves forward with a $50,000 payment for the project.

In a procedural move to ensure transparency regarding West Harwich Square, the board updated its records to include the project’s formal application. Motion Made by Bob to approve the minutes as written and to include as an addendum to the minutes the application that was submitted by John Kerry for West Harwich Square. Motion Passed 5-0. Larry confirmed that an invoice for the $50,000 commitment was received and processed through the town’s accounting department.

The discussion then turned to the specifics of the properties slated for potential sale, starting with a 23.35-acre site on Zero Depot Road. Brendan detailed the significant constraints on the land, noting that it sits within a Zone 2 area, which requires 10,000 square feet of land per bedroom for septic reasons. Furthermore, the southern portion of the property falls under the jurisdiction of the Massachusetts Endangered Species program. J1 and J2 potentially could be buildable, but the new buyer would have to do the due diligence, Brendan explained. Julie expressed hesitation regarding the use of standard town assessments for such a unique parcel. My only fear about using the assessor's value there is there's not a lot of places you can find six acres. I'm wondering if an appraisal makes more sense there because we can't flip. I want to get full value for it, she said.

Similar challenges face the 2.9-acre parcel at Zero Oak Street, which carries an assessed value of $555,500. Brendan reported that site plans revealed vernal pools and wetlands that severely limit the buildable area. As far as affordable housing goes, we would not be able to build anything bigger than a breadbox, Brendan remarked, noting that the leaching field would be confined to a small triangle of upland. Julie questioned whether the town should expect a higher return or a trade-off for the property, given the current market. A third, one-acre parcel on Zero Depot Street, assessed at $21,300, was also discussed; however, a large vernal pool in the center leaves only a small horseshoe of land suitable for perhaps a single unit. Member Briana will assist with developing requests for quotes for formal appraisals to determine the true market value of these sites before the Trust proceeds.

Beyond land sales, the Trust is looking to revitalize the Junior Theater site at 265 Sisson Road. Bob reported on meetings with the Cape Cod Commission, suggesting the need for a comprehensive campus plan and a robust community engagement process. This would involve traffic studies, septic capacity checks, and consultations with the Historical Commission. Larry supported a collaborative approach, suggesting, Why don't we do a group invitation and get a group conversation? involving both theater and historical representatives. Housing Committee Chair Elizabeth Harder added that the Trust should investigate whether the property might hold value for adjacent owners, such as Country Meadows, for parking or other uses.

The Trust’s financial outlook received mixed news from the Community Preservation Committee (CPC). While the CPC approved $500,000 for the Trust fund, it rejected a request for specific rental assistance funding, citing a lack of program experience. Larry expressed surprise at the decision, noting that the program has already assisted five families with a sixth in progress. I'm a little surprised there wasn't more of a demand, Larry said. Julie noted that public awareness might be an issue, adding that she is researching an Eastham initiative that pays homeowners to convert seasonal rentals into year-round housing as a potential model for Harwich.

The Trust also reflected on recent Town Meeting successes, specifically the approval of a $1.5 million transfer from short-term rental tax revenues. Although Larry expressed some disappointment that the original intent of the tax wasn’t fully grasped by voters, he remained pleased with the funding. This influx of capital comes as the town begins to pivot toward attainable housing for those earning above 80% of the Area Median Income (AMI). Harder highlighted that Harwich recently gained Select Board approval for its Housing Production Plan, which could eventually open doors to state programs under the New Homes Act. Larry suggested a future joint meeting with the Housing Committee to better define how the Trust can serve this broader spectrum of residents.