Residents Speak Out Against Pine Oaks Village IV

 HARWICH – The appeal board members will take six months to deliberate on the comprehensive permit application filed for the Pine Oaks Village IV’s 242 unit affordable housing rental development proposed off Queen Anne Road in North Harwich. Based on the first session last week, they’ll need it.

 The opening session was held Thursday night to a packed hearing room in town hall. There were multiple objections, primarily from the large turnout of North Harwich residents. Protests were voiced against the size of the development; unsafe traffic conditions that exist and that will be exacerbated with the development; and environmental issues, especially adverse impacts to the Herring River.

Appeals Board Chair Brian Sullivan said it was the first of several public hearings the board is planning to hold on the proposal over the next six months. Sessions will be held over traffic and public safety; overall site plan, stormwater and drainage; and environmental and public health impacts, according to Sullivan.

 Applicant Queen Anne Acres LLC and Mid Cape Church Homes, Inc. d/b/a Pine Oaks Village Homes presented an overview of the project, which calls for the construction of five apartment buildings containing 42 units and five townhouses, each with eight units, on the 31-acre parcel between Queen Anne Road and Main Street. The project is proposed to be developed in five phases, with 50 units constructed in four of the five phases. 

 “The 40B law aims to encourage affordable housing development while balancing local needs and regulations of the community.” Sullivan said. “Our role as a board is to carefully consider the interests of all the stakeholders, applicant, neighbors and, of course, the community. This project aligns with the intent of the 40B law, and our local housing needs which are well detailed in the 2025 Housing Production Plan. Ultimately the board of appeals will decide based on all the information and testimony.” 

“North Harwich, it’s been a Cape Verdean community, and a lot of stuff has been put on this section of town,” said Barry Nunes. “I think there should be some thought as to the people that live in North Harwich, our property, our way of living. I think it’s crucial that the town recognizes that because it will be greatly disrupted.”

 Attorney Peter Freeman, representing the applicant, said that 80 percent  or 193 of the one-, two- and three-bedroom units would require low- and moderate-income eligibility ranging from 30 percent to 80 percent of the area median income (AMI) of Barnstable County. The remaining 20 percent would provide housing for tenants in the 100 to 110 percent AMI range. 

All 242 units would be added to the state’s subsidized housing inventory (SHI), which sets a goal of communities obtaining 10 percent of its housing units as affordable. The town is presently at 4.98 percent. Mid Cape Church Homes Vice President Bob Doane said the addition of the units would bring the town to 8 percent.

Doane presented a 50-year history of the efforts of the nonprofit to address the needs of senior citizens, leading to the decision to address affordable housing needs for qualifying families and individuals regardless of age. He said Pine Oaks Village, in its three phases of development in the town, presently has 163 affordable apartments.

“The board [of directors] is working diligently, with no compensation,” Doane said. “We have the best interest of the town at heart.”

Paul Doane said 49 years ago, he was before this board as president of Mid Cape Church Homes seeking the approval of Pine Oaks Village 1. That proposal, like this one, was very contentious as people were concerned about the impacts, he said. But in the end town boards and town meeting voters stepped up and allowed the project to go forward. That project was just referred to as “ideal,” he said.

“A succession of Pine Oaks Village boards of local citizens have been overseeing experienced professional managers providing attractive, well managed, aesthetically comparable, user friendly and affordable rental accommodations,” Paul Doane said. “You can’t find another decision-making board that knows more about the unique environment. Secondly, look at the track record, visit and talk with the people, see how attractive Pine Oaks Villages are, and how proud the inhabitants are.”

 Architect Michelle Apigian of Icon Architecture said the wooded site’s character was something they worked to maintain, maximizing open space. The two- and three-story buildings will have pitched roofs, shingles and shutters, she said. 

Joe Henderson, project manager with Horsley Witten Group, said 70 percent of the site will be open space, and 40 percent of that would remain undisturbed. There will be no activity within the 60-foot buffer to four wetlands on the property, he added. Filings will be required with the conservation commission and the Massachusetts Environmental Protect Act.

 The project is projected to generate 47,600 gallons of wastewater per day. Henderson said the development’s treatment plant will require a groundwater discharge permit from the commonwealth.

 Traffic drew a lot of discussion from residents in the neighborhood. Sullivan said his board has had a short window based on state timelines to hold the hearing, but the board would work through all the issues. He said a second session addressing traffic issues and public safety, has been scheduled for June 18. 

 “I almost get killed every single day trying to get out of my driveway," said Queen Anne Road resident Tom Birch of present traffic conditions. “You are taking a site suitable for 15 to 20 homes and putting 242 units there. It’s too big for the area.” 

Birch also raised issues about wastewater and its impact on the nearby Herring River. He said the groundwater flow goes directly from the proposed development site toward the Herring River.  

Kristen Crooker said her residence is on Main Street, directly across from a second access to the development. The plan is to use that road for emergency vehicles only. But she was concerned that residents there would seek to use it. She wanted to know if the road would be gated. Crooker said increased traffic would impact both her residence and her landscaping business on Queen Anne Road. 

“It’s too big for the area,” agreed Sherry Stockdale. She said she was supportive of the project until she learned how large the development would be. There are already two other affordable housing complexes planned for the area, she noted.

“We’re not saying, not in our back yard. We’re just saying it’s everything in our backyard. It’s not good planning,” Stockdale said. “It’s really breaking up the existing community. People are already putting their houses on the market for fear of what this is going to do. They don’t want to watch this happen. It’s taking what is a working class area, the people that do the jobs to help the town, and breaking it up and diminishing it, and diminishing property values.”

“This land was very limited in its use based on past attempts to develop it,” Select Board member Michael MacAskill said. “Now with the purchase by the conglomerate disguised as a church, and with the antiquated 40B law, this town is faced and forced to deal with the reality of over-developing a part of our town, instead of building housing in a thoughtful way like we are doing in other parts of town. This project does not fit into the character of our community.”

John Monteiro, speaking on behalf of the Portuguese Men’s Club, questioned the boundaries of the property, claiming at least four acres of the club’s land was taken. He said several land surveyors have come up with different results. He requested the land surveyor for Pine Oaks Village get together with the club’s land surveyor to work through the issue. 

Freeman said he does not believe the club’s assessment is correct and they have tried to talk with club representatives about it. It was suggested another land surveyor be brought in to make a determination.

Jon Chorey said there are a lot of financial unknowns associated with a development this large. He requested a financial assessment on how the population increase will impact town services such as the police, fire, schools and department of public works. He also wanted to know how it will impact town water demands.

Sullivan agreed there is a need to hear from town departments and staff as issues are discussed in each of the upcoming sessions. He also made it clear that no decisions will be made until all of the information is presented to the board.

The meeting was continued to June 18, when traffic and public safety will be discussed. The session will be held at the 204 Cultural Municipal Building, which has a greater seating capacity.