Trust OK’s $1 Million For Pine Oaks Village

HARWICH – The affordable housing trust has made it clear that it supports the Pine Oaks Village IV development in North Harwich. On Jan. 15 the trust voted 4-1 to support the project and provide $1 million toward its first phase. 
Mid Cape Church Homes Inc., the nonprofit that is planning the 242-unit income-restricted rental housing, had requested $1.8 million from the trust. Both strong support and opposition were evident in last Thursday’s hearing.
“I can’t imagine a better project presented by friends and neighbors,” said former select board member Mary Anderson in 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. The trust was “our last hope of steering the ship in a different direction,” and he urged the group to deny funding and “help us maintain the charm of our village.” 
There is a shortage of workforce housing in the region, 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 said Pine Oaks Village is not what the town encouraged in its housing production plan. She urged the trust to use its funds to support starter homes instead. 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,” she said. “It would be a slap in the face to the people of North Harwich.”
Former selectman Linda Cebula urged support for what she termed a good project, citing how important housing is to the town’s labor force. 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 the community, but 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 the project, saying the developer has said that the 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.”
Pine Oaks Village Vice President Robert Doane said he often hears from people about how much they love the three other developments Mid Cape Church Homes has built. The staff and upkeep of the apartments are often praised, he said. The nonprofit was 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, both apartments and home ownership were considered, 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 perimeter of open space; 42 percent of the land will remain undisturbed. The Pennrose project at 456 Queen Anne Rd, which just received $500,000 from the trust, will have 11 apartments per acre while POVIV will have seven-and-a-half units per acre, he said.
The primary design was up to the board of appeals, which didn’t ask to make it smaller or even make a comment, he said. The board understood the financials, he added.
“I’m in favor, but it’s not a perfect project,” trust member Robert Spencer said when asked by chair Larry Ballantine if members were in favor of the project. “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 was a shame the town did not step in as a partner in the 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.”
 Trust member Claudia Williams also said she was in favor of committing funds for phase one, adding she liked the way POV was set up as a nonprofit, and the fact no market rate housing is planned. Williams recommended providing $36,000 per unit.
POV is a great part of the town, said member Brendan Lowney. The project would support housing as laid out in the housing production plan and include people making 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, but the select board, of which he is a member, voted twice in opposition to the project and asked for the Cape Cod Commission to conduct a discretionary review of it. The review was rejected by the commission in a Jan. 13 letter. Handler said the board has wrestled with many aspects of the project, and housing is a tremendous concern, but he noted that 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 in support of the project.
After the trust voted 4-1 to support the project, Lowney put forward a motion to provide $8,333 per unit for a total of $416,650 for the 50 units in the first phase. Williams pointed out that earlier this month the trust provided $1,375,000 to John Carey for 14 units in his West Harwich Square project. After discussion on providing $36,000 a unit or a total of $825,000, Williams put forward a motion to make it an even $1 million, which was approved 4-1.
In both votes, Handler dissented. 
The funds will not be provided for the POVIV project until the first phase is completed in 2028.