The Harwich Housing Committee found itself in a leadership stalemate Tuesday evening as a tie vote for the chair position paralyzed efforts to finalize a new organizational structure. The committee, which is currently navigating a complex landscape of rising construction costs and shifting state definitions of housing, split its vote between current chair Art and member Anthony. Art noted that despite the lack of a clear leader for the upcoming year, the committee would punt the decision to their next meeting in May to resolve the deadlock. Amidst this administrative pause, the committee successfully moved to fill its other leadership role. Motion Made by Anthony to elect E. Collins as Clerk. Motion Passed 4-0-0.

The push for better local data dominated the discussion, with member Ellen Collins proposing a targeted survey of Harwich’s municipal workforce to bolster arguments for housing reform at Town Meeting. Collins argued that tracking the residency and commuting habits of first responders and teachers is essential for swaying public opinion. We want data to help sway arguments, showing that our first responders and teachers are commuting from off-Cape, Collins said, adding that initial attempts to gather information from large private employers like Stop & Shop had yielded no results. Chair Art supported the shift toward data-driven advocacy, suggesting the committee should identify exactly how many are commuting and from which specific departments to present a clear picture of the town's recruitment and retention challenges.

The committee’s pivot toward harder data comes as Harwich faces significant fiscal pressure, including a nearly $1 million gap in the school assessment that has left the town with razor-thin tax levy capacity. Anthony urged the group to move away from broad discussions and toward a laser-focused approach that results in tangible policy proposals for the Select Board. Let’s define an outcome before we continue on anything, Anthony said. It’s either going to be something to bring to the Select Board or something to bring to the Town Meeting floor. Brendan Lowney, representing the Affordable Housing Trust, suggested the committee could find its niche by investigating the Seasonal Communities Act or expanding rental assistance programs that reach up to 100% of the Area Median Income (AMI).

Defining the missing middle of housing remains a significant hurdle for local officials. Lowney reported that while the Affordable Housing Trust has reorganized under new chair Michael McCascal, the state has yet to provide a formal definition for attainable housing, leaving towns to navigate the 0% to 250% AMI range without a clear roadmap. Lowney warned of financial roadblocks when trying to fund projects for residents earning above 100% AMI. Matt highlighted the practical difficulty of this gap, asking, Who are we actually going after? Is it zoning, new ADUs, or assistance for people just out of the income level for affordable housing? He noted that the current market often sees houses flipped from $500,000 to $1.5 million, permanently removing them from the year-round inventory.

Economic realities are also complicating the push for Accessory Dwelling Units (ADUs), a key strategy for increasing density within Harwich's village-centric character. Collins pointed to high entry costs, noting she had seen a proposal for a tiny home that reached $235,000. While Mass Housing has released a loan program for those at 135% AMI to build ADUs, the committee noted that deed restrictions and the town’s move toward banning short-term rentals in such units continue to weigh on property owners' decisions. To address these hurdles, the committee is looking toward the launch of two new initiatives in May: a Housing Navigation Program to connect residents with resources and a Landlord Engagement Program designed to address the challenges of local property managers.