The Harwich Affordable Housing Trust reviewed a detailed proposal from Penrose Development on May 14, 2025, for a 60-unit affordable housing project at 456 Queen Anne Road. The development team presented a design strategy focused on missing middle housing, which utilizes architectural styles that blend into residential neighborhoods by making multi-unit buildings resemble large single-family homes. Architect Paul Atman of Union Studio explained that the plan includes buildings containing four to 12 units each, avoiding the monolithic appearance often associated with high-density projects. Our goal is to meet the zoning ordinance, Atman said, adding that the site would feature a central community building and a large green space for recreation and stormwater management.

The project’s infrastructure requirements include a septic system sized for 90 bedrooms, which engineer Angela Botto noted would require a 20,000-square-foot leaching field under the central lawn. Landscape architect Michelle Crowley outlined plans to preserve specimen trees and use native plantings for screening, while potentially adding raised vegetable gardens and a playground. Chair Larry emphasized the need for transparency and visualization, stating, I’d like to see this in the local Chronicle so people can visualize it. He also requested a meeting with the Select Board and community forums to gather resident feedback early in the process.

Timing remains a critical factor for the development’s financing. Carmen Chung, Regional Vice President for Penrose, explained that the team is targeting a state pre-application deadline in November, which requires zoning approval to be in place. The state prioritizes projects with local support and all ducks in a row, Chung said. Trust member Bob Spencer raised concerns about traffic congestion on Queen Anne Road, citing another nearby 240-unit proposal that has drawn local scrutiny. You need to be attentive to those issues, B. Spencer warned. Charlie Adams, President of Development for Penrose, responded that the project is a direct response to the town's request for housing, adding, I hope the community recognizes that.

Trust member Julie Kavanagh inquired about building heights and environmental features, specifically confirming that electric vehicle charging stations would be included. Paul Atman noted that the buildings would likely stand at a maximum of 30 feet. Regarding the funding of the project, Brendan Lowney asked how the team would approach Community Preservation Act (CPA) funds. Ryan Kiraov of Penrose clarified that the developer typically handles the application with a letter of support from the Trust. Trust member Claudia Williams was also present for the presentation as the board looks to build momentum toward the permitting phase.

During public comment, Housing Committee Chair Elizabeth Harder urged the team to get information to the public quickly to combat rumors. The sooner we can start informing people that we're working on plans, the better because otherwise the amount of misinformation gets thrown around, Harder said, while also noting her obsession with adequate trash and recycling planning. Art Bowden of the Housing Authority highlighted that the 60-unit scale is a sweet spot for the community. That statement you just made [about 60 units supporting on-site staff] is golden, Bowden said, suggesting that full-time on-site management would help alleviate resident concerns about project oversight.

The Trust also received an update on the West Harwich Schoolhouse project from developer John Kerry. Kerry reported that the historic renovation is nearing completion, with an occupancy permit expected by June 15. However, he detailed significant financial hurdles related to energy efficiency mandates. Getting a HERS rating on a historic building is extremely difficult, Kerry said. It adds $30,000 to $45,000 in costs to meet the energy code. Kerry requested the Trust review a $150,000 collateral agreement, but the board opted to table the discussion until their next meeting on June 11 to allow for further review of the documents.

In administrative business, the Chair reported signing a temporary easement for the Junior Theater property at 265 Sisson Road. This agreement will allow the town to install sidewalks as part of the Safe Streets program. Additionally, documentation was finalized to repair the building's elevator to meet current safety codes. The Trust plans to tour existing Penrose developments in nearby towns next month to better understand the management and design of their completed projects.