A housing crisis. This is how the commonwealth has described the current real estate situation, but what does that mean for Harvard? Do we have a housing crisis right here in town?
All you have to do is ask older couples looking to downsize, newly graduated young people looking to buy their first place, or anyone looking for smaller, more affordable accommodations. Chances are they would agree that there is a severe lack of this type of housing in Harvard. At the same time, we face an environmental crisis. What can we do to reduce our impact on the environment while still providing the housing diversity the town needs? How can we provide the housing we need and still protect our old orchards, forests, meadows, and viewsheds for generations to come?
One solution to the problem lies in the Planning Board’s proposal to revise an existing residential cluster development bylaw to encourage conservation, open space preservation, and environmentally conscious residential development—all while adding to the town’s housing diversity. An article proposing a revision of this bylaw will be on the agenda for Fall Town Meeting for what we hope is public support and approval. This bylaw revision is not related to, and will not satisfy, the state’s new multifamily zoning requirement for MBTA communities. The Planning Board will be working on the multifamily bylaw for the Fall 2024 Town Meeting.
The bylaw’s history
In 2003, Harvard adopted the Open Space and Conservation-Planned Residential Development (OSC-PRD) bylaw. The main idea was to allow high-quality residential development that preserves open spaces, water resources, wetlands, habitats, agricultural land, and scenic landscapes. We also aimed to reduce infrastructure and development costs by clustering the housing tighter together with the hope of creating some housing diversity. However, since then, this bylaw has been used only once in 20 years. Contractors, developers, and planning professionals have said the current version is too restrictive, making it unprofitable for them to pursue such projects. So, unfortunately, the housing the Planning Board of 2003 hoped this bylaw would add and the open space they hoped to protect, didn’t happen.
For the last 10 years, it’s been a goal of the Planning Board to amend the existing OSC-PRD bylaw so that it will be used as intended in 2003. The 2016 Harvard Master Plan identified an action for the Planning Board to revise the OSC-PRD bylaw to address the town’s housing needs and encourage robust planning for open spaces in new developments. In 2019, the Planning Board collaborated with the Council on Aging to consider senior housing needs in Harvard and found that updating the OSC-PRD bylaw could be used as a tool to encourage development of homes suited to seniors. In 2022, the town contracted Weitzman Associates to conduct a market study and fiscal impact analysis. Their report listed “limited residential options other than single family homes” as one of Harvard’s principal challenges. The 2017 Housing Production Plan is currently in revision for 2023 adoption, and identifies among its goals increased affordable housing options, more affordable opportunities for first-time home buyers, and increased opportunities for seniors.
Key provisions of the bylaw
Given all these factors, revising the bylaw is a Planning Board priority; listed below are some key provisions.
To set aside 50% of an OSC-PRD parcel for open space, passive outdoor recreation, active outdoor recreation, agriculture and horticultural uses, or active accessory residential recreational uses.
To increase base density from one unit per 1.5 acres to two units per acre to enable development of alternative housing options, such as small units for seniors or multifamily dwellings.
To offer density bonuses for projects that meet town goals, such as building affordable units, using environmentally sensitive construction methods, and providing public improvements, such as a public water supply or public wastewater treatment facility that benefit the town or any portion of the town. Developers can choose from a list of bonuses to determine what will work for their parcel with a maximum density bonus of 10 units per acre instead of the previous maximum of 0.66 units per acre.
To remove impediments that discourage developers from opting to use the OSC-PRD method in lieu of large lot, large home, “McMansion-style” subdivisions.
In conclusion, we seek your support for the proposed revisions to the Open Space and Conservation-Planned Residential Development bylaw at the Fall Town Meeting. We encourage you to attend any Planning Board meeting or contact the town planner, Frank O’Connor, via email or phone to learn more. All the contact information, meeting dates, times, and agendas can be found at www.harvard-ma.gov/planning-board. Your feedback is important to us, and we encourage you to get informed before the Fall Town Meeting on Saturday, Oct. 21, noon, at the Cronin Auditorium. Together, we can make Harvard an even better place to live.
Stacia Donahue is a member of the Planning Board and writes on its behalf.
