Trust OK’s $1 Million For Pine Oaks Village

HARWICH – The affordable housing trust has made it clear they support the Pine Oaks Village IV development, a 242 unit income rent-restricted development in North Harwich. The trust, on Jan 15, on a 4 to 1 vote, declared support for the project, and with a second vote, also 4 to 1, agreed to provide $1 million to assist with funding the first phase of the project. 

Mid Cape Church Homes Inc, the nonprofit that operates Pine Oaks Village 1, 2 and 3, 163 units of senior housing in Harwich, had requested $1.8 million from the trust. There was strong support and opposition presented on the request during that hearing.

“I can’t imagine a better project presented by friends and neighbors,” said former select board member Mary Anderson when urging the trust to support the project.

“This project is too big in a location with no other services and it does not meet the underlying philosophy of affordable housing of maintaining community charm while meeting needs.” said Chris Nickerson, ”You’re our last hope of steering the ship in a different direction. I request you to deny the Pine Oaks Village request for funds and help us maintain the charm of our village.” 

There is a shortage of workforce housing, said Christine Myer, who owns a nearby landscape business with her husband. Because of the lack of affordable housing, she said they have to raise wages for employees so they can continue to live and work in Harwich. Increased wages means increased service costs, which has local customers turning to off-Cape services at a cheaper cost, she said.

“Pine Oaks Village will address a real pressing need, sustaining a healthy year-round community and improving  quality of life,” said Myer. 

Sherri Stockdale cited the town’s Housing Production Plan, and said Pine Oaks Village is not what the town wants. She urged the trust to utilize its funds to support starter homes. She said with POVIV,  the Pennrose project and the 29 acre Marceline former junkyard property on the market, there are going to be adverse impacts on the town.

“Don’t give Pine Oaks Village IV this hard earned taxpayer money, it would be a slap in the face to the people of North Harwich,”  Stockdale said.

 Former selectman Linda Cebula urged support for what she termed a good project, citing how important housing is to the labor force in town. She said a loss of workers can lead to a loss of businesses, which can lead to a loss of tax base.

Barbara Eaton said she raised four children in this community and as they seek to return to Harwich they cannot afford the rent. Affordable housing is the answer, she said.

Stephen Farrell took exception with spending taxpayer money on this project, stating the applicant has said this project will go forward without affordable housing trust money. .

“Let them spend their own money,” Farrell said.

“I believe your funds can do a lot better in this town and would be more useful than this giant project,” Tom Birch told the trust. “Pine Oaks Village will use 100 percent of the town services and pay only 50 percent of the taxes.”

Robert Doane, vice president of Pine Oaks Village, said he often hears from people about how much they love the three villages, citing a tremendous staff, apartments that are kept up to date and facilities that are well maintained and landscaped.

. He said the nonprofit was often hearing about the desperate need for housing, so it began searching for land and purchased 36 acres in North Harwich, including two houses. Early on, Doane said, they considered apartments and home ownership, but there was no funding for home ownership projects..

 “Our goal has always been to develop a community within a village where neighbors can socialize with each other, help each other and be a close knit family,” said Doane.

 Road work will have to be done, Doane said, adding his organization has agreed to work with the town to seek state Housing Works grants which can fund such road infrastructure improvements associated with affordable housing developments.

 Doane also said the POVIV project will build larger buildings that will be closer together to provide a development perimeter of open space. He said 42 percent of the land will remain undisturbed. The Pennrose project, at 456 Queen Anne Road, which just received $500,000 from the trust, will be providing 11 apartments per acre while POVIV will provide seven-and-a-half units per acre, he said.

The primary design was up to the board of appeals and they didn’t ask to make it smaller, or even make a comment. They understood the financials, Doane said.

 Affordable Housing Trust Chair Larry Ballantine asked the trust members if they are in favor of the POVIV project. 

 “I’m in favor, but it’s not a perfect project,” responded member Robert Spencer. “Perfect is the enemy of good when it comes to housing. It’s a good project.”

Spencer said he wished the town had stepped in to address wastewater needs, adding it is a shame the town has not stepped in as a partner in this project.

“I don’t think it’s too late to start those discussions,” responded Doane.  

“Our primary responsibility is to create and support affordable housing,“ Spencer said. “I can’t for a moment turn my back and say we’re not ready to help. This community wouldn’t be half of what it is without Pine Oaks Village 1, 2 and 3. Yes, I’m in favor of providing funds to help it go forward.”

 Trust member Claudia Williams also said she is in favor of committing funds for phase one, adding she likes the way POV is set up as a nonprofit, and there is no market rate housing planned. 

Williams recommended providing $36,000 per unit in that phase.

POV is a great part of the town, said member Brendan Lowney. This project would support housing as laid out in the Housing Production Plan and it gets to the 110  percent of area median income, which there is usually no money to fund, he said.

“You won’t hear an argument from me on POV 1,2, and 3,” said Trust member Jeffrey Handler. It is a tremendous asset to Harwich.

Handler said he respects his colleagues' opinions, but the select board, of which he is a member, voted twice in opposition to the project, and has asked for the Cape Cod Commission to conduct a discretionary review of it. That review was rejected by the commission in a letter sent on Jan. 13.  Handler said the board has wrestled with so many aspects, and housing is a tremendous concern, but he added Pennrose and the West Harwich schoolhouse project will add 70 units of affordable housing.

“As it stands now, I’m not in favor of this project,” Handler said..

Ballantine cited the inability of medical employees, teachers and other professionals to take jobs in Harwich because there is no housing.

“We’re trying to create housing in a favorable way so people can stay here, “Ballantine said when supporting the project.

The trust voted 4 to 1 in favor of support for the project. Handler dissented.

The next question was how much would the trust provide to POV.  Lowney put forward a motion to provide $8,333 per unit, a total of $416,650 for the 50 units in the first phase..

Williams pointed out the trust earlier this month provided $1,375,000 to John Carey for 14 units in his West Harwich Square project.

There was a discussion on providing $36,000 a unit, a total of $825,000.

Williams put forward a motion to make it an even $1 million. The Trust approved it.  Handler Dissented. Those funds will not be provided for the POVIV project until the first phase is completed in 2028.