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Very small energy footprint planned at affordable housing in Harwich
HARWICH — The town’s largest provider of affordable housing wants to help Harwich get closer to having at least 10% of its housing stock be affordable.
Pine Oaks Village Homes is buying parcels totaling more than 19 acres off Queen Anne Road with plans to build Pine Oaks Village IV. The complex would be a mixed-income community consisting of one-, two-, and three-bedroom townhouses and apartments. The nonprofit created housing in Harwich for 48 years, with its three previous villages representing 49% of the town’s affordable housing stock.
The town has 333 affordable units, as of December 2020, according to state standards.
While Pine Oaks’ previous developments have been for seniors, the new homes will be open to all ages.
Leaders from the nonprofit gathered Thursday in Harwich.
“A lot of families will be able to take advantage of this property,” Robert Doane, director and spokesperson for Pine Oaks Village Homes, said.
During a recent Select Board meeting, Pine Oaks representatives said they believe the project will be proposed and approved under Chapter 40B.
What is Chapter 40B?
Chapter 40B is state statute that enables local zoning boards of appeal to approve affordable housing developments under flexible rules if at least 20-25% of the units have long-term affordability restrictions. The statute is intended to increase the inventory of affordable housing in Massachusetts.
The project in Harwich would be done in three parts, each consisting of 88 units to make a total of 264. Each phase will be two rows of townhouses containing eight units of two- and three-bedroom apartments. There will also be two lodge buildings with the one- and two-bedrooms.
Pine Oaks will also aim for a passive house certification.
“Our energy footprint will be very small. It will be as environmentally friendly as much as possible,” said Doane. “We’re planning on solar panels and shooting for no carbon-based fuels at all. It’s going to be all electric as our goal.”
Primary funding is to come from the state Department of Housing and Community Development.
Staff members are preparing to secure a project eligibility letter from the state housing agency.
Learn about Chapter 40B on Cape Cod:State’s Chapter 40B law was designed to spur affordable housing growth. It didn’t on Cape Cod
“They take a look at your project — the size of it and particularly the financials of it — and they determine this, ‘Yeah, this makes sense and it would be eligible for funding down the road,'” said Doane.
Once the letter is granted, Pine Oaks can then go before the town Zoning Board of Appeals, as additional approvals, such as related to density, may be needed.
The goal is to put the units in the center of the land, said Doane, and then leave all the edges around it for open space, walking trails, and forested area as well as to isolate the development from any neighbors.
Zoning variances could be sought for the development given the density planned
“So you need variances for the density in a small area,” said Doane, adding a height variance may also be needed.
The organization worked for over a year to secure the land, which was split between eight owners. The deal is under agreement, but the cost will be about $2.5 million, Doane said.
State requirements under Chapter 40B call for municipalities to have at least 10% of housing classified as affordable. Once a community reaches the threshold, it gets “safe harbor” and is no longer subject to the law.
Under that rule, the town of Harwich should have 612 units but currently stands at 333 units, or 5.4%. When the new project completed, 264 units will be added to the town’s inventory.
Zane Razzaq writes about housing and real estate. Reach her at [email protected]. Follow her on Twitter @zanerazz.
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