Harwich is positioned to nearly double its subsidized housing inventory over the next five years, a move that would provide the town with "safe harbor" protections against certain state-mandated development overrides. Brendan Cohen of the Affordable Housing Trust reported that the town’s current inventory stands at 5 percent, or 329 units. However, with 315 units currently in the pipeline—including 242 units at the Pine Oaks Village 4 project and 60 units at Penrose—Harwich is fast approaching the state-mandated 10 percent threshold.

This will put us close to 10% and a safe harbor situation, Cohen said, noting that the Subsidized Housing Inventory goal is within reach by 2030. He clarified that for many of these developments, the 80 percent Area Median Income limit for a one-bedroom unit translates to a tenant earning approximately $74,800 annually. Chair Nita suggested the committee could serve as a resource for other town regulatory bodies, noting that during recent hearings, the ZBA was getting bombarded with affordability questions that aren't really in their wheelhouse.

The committee also met with representatives of the Affordable Housing Trust to discuss shifting focus toward "attainable" housing for residents who exceed traditional subsidy limits. Larry Valentine of the Trust proposed diversifying the town’s funding streams, suggesting that a portion of cell tower revenue and stabilization funds be diverted to middle-income initiatives. Our goals are the same; the only difference is the income level, Valentine said. He expressed some skepticism regarding the state's Seasonal Communities Act, adding, I hate to be waiting for a decision on the Act for something we could do ourselves. My fear is it will all go to bureaucracy and we won't see a dime.

The Seasonal Communities Act remains a significant point of policy discussion as the town weighs its options. Member Ellen noted that Harwich missed a January 9 deadline for certain grants because it had not yet secured a designation, though the Act offers tools for workforce housing. It gives more tools to spend town money on workforce housing and starter homes, Ellen said, citing potential grants ranging from $50,000 to $175,000. Brendan Cohen added that Brewster is the only other nearby town that hasn't yet accepted the designation, and noted that some zoning changes under the Act might not have to go through the full Town Meeting process.

A potential property acquisition in Harwich also triggered debate over how to maintain year-round residency for local families. The committee is investigating a three-bedroom home that may carry an existing affordable restriction from 2009. While Nita suggested a "year-round" deed restriction might be more flexible than traditional affordable housing limits, Member Matt highlighted the financial reality of such a purchase. If it's going to be affordable, the Trust has the money and can write a check, Matt said. The Town doesn't have a checkbook for that. Member Art emphasized the need for legal clarity before the town commits resources. We need to see the actual deed restrictions first, Art said. That impacts the value and the buyer pool.

Administrative priorities for 2026 include updating the committee's charge on the town website and formalizing a title change for the town's housing staff. The committee aims to transition the current "Housing Advocate" title to "Housing Coordinator" to match professional standards across the Cape. To conclude procedural business, Motion Made by Art to approve the minutes of August 13th and October 30th after correcting the spelling of his name. Motion Passed 4-0-0.