The stark reality of the regional housing crisis took center stage at the most recent Local Planning Committee meeting, where members learned that an annual salary of $220,000 is now required to afford a median-priced home in Harwich. This financial benchmark, which places Harwich as the third most expensive town for homeownership behind only Chatham, Orleans, and the Outer Cape, adds a sense of urgency to the committee’s work as they race toward a June 30 deadline to finalize the town’s Local Comprehensive Plan (LCP).

Planning Director Christine Flynn highlighted the data during a discussion on attainable housing strategies, noting that the town’s median sales price is increasingly out of reach for year-round residents. Harwich's median sales price is only beat out by Chatham, Orleans, Truro, and Provincetown, Flynn said, confirming that the $220,000 income requirement is a significant barrier for the local workforce. Ed, a member of the committee working on the LCP housing section, emphasized the need to look beyond state-defined affordable housing. It's all-encompassing relative to housing. Some of it is zoning, some is incentivizing creative options for development, and looking at not just affordable but attainable housing, he said. We want to put a face on the members of our community in need.

The committee is currently reviewing the first two sections of the LCP with consultant Tighe & Bond, but a debate emerged regarding the best way to prioritize the plan’s nearly 50 action items. While the consultant suggested using Miro, a digital collaborative software, several committee members pushed back, favoring a more traditional approach to save time and money. Joyce argued that the learning curve for new software might hinder progress. Why take the time to devote to learning a collaborative digital system when you can simply do it manually here with whiteboards and sticky notes? she asked. It would save the consultant's time and push us forward.

David expressed similar concerns about the complexity of the ranking process, noting the sheer volume of recommendations. How many actions do we have right now? Probably closer to 50. Do we want to fight about ranking number 25 versus 28? David asked. He suggested that the committee should group items into broad categories rather than assigning numeric ranks. Joyce noted that member Brian had previously suggested four categories—plan and validate, focus and deliver, investigate, and lay out the groundwork—to help assess feasibility. Ultimately, Chair Bernadette directed the group to prepare for a low-fi workshop on April 8. I hear the committee sentiment. For the 8th, we want to do the prioritization but as 'low-fi' as possible so we can focus on deliberation rather than the software, she said.

The committee also addressed potential red flags that could trigger opposition at Town Meeting, specifically regarding inclusionary zoning. David recalled previous public pushback where residents feared high fees for subdividing family land. The one that gets the red flag is the suggestion of an inclusionary zone. Last time it came up, Leo [Cakounes] argued that if he subdivided his farm for his daughter, he'd have to pay the town $50,000. We need to explain this better, David warned. Chair Bernadette suggested adding clear definitions in the margins of the LCP draft so residents wouldn't have to hunt through appendices to understand technical terms.

Zoning for Accessory Dwelling Units (ADUs) remains another point of contention following the state’s passage of the Affordable Homes Act. Flynn explained that the new state law allows ADUs by right and limits a town's ability to require owner-occupancy or prohibit short-term rentals. This prompted concern from Bernadette, who asked, Did we just make our problem worse? If we can't require owner-occupancy or prohibit short-term rentals, does that hurt year-round housing? Flynn noted that the town is attempting to mitigate this by proposing a warrant article that would require a minimum rental period of six months for ADUs, a measure intended to protect the year-round housing stock.

As the committee moves toward the final drafting stages, members are focusing on making the document visually appealing and accessible to the public. David recommended including iconic Harwich photography to make the online PDF versions more engaging, while Bernadette stressed the importance of a strong Executive Summary. The Executive Summary is what most people will read. We need to make sure it 'feels like us,' she said. The committee plans to hold an additional meeting on April 28 to finalize their presentation before Town Meeting. Early in the session, the committee handled routine business. Motion Made by an Unidentified Member to approve the minutes of March 4, 2025, and March 18, 2025. Motion Passed Unanimously. Following the conclusion of the evening's discussions, the group moved to close the session. Motion Made by D. Spit to adjourn. Motion Passed 8-0-0 (Roll Call: M. Jones-Aye, Ed-Aye, Joyce-Aye, D. Spit-Aye, Bernadette-Aye, G. Curran-Aye, Brian-Aye).