Greg Verga
Candidate for:
Mayor
What do you see as the biggest housing problems in Gloucester; whom do they affect; and what would you do to rectify these problems?
Helping people find a place to live and work in a city that has become unaffordable is essentially part of the work we do every day in my administration. Supply and demand are huge factors. The biggest impacts at the moment are upon folks seeking entry-level housing and upon seniors who are overhoused, but can’t afford to downsize.
We’ve had success disbursing funds from our First Time Home Buyer Down Payment Assistance Program as well as our Community Development Block Grant program, which offers deferred loans to low and moderate income buyers purchasing their first home in Gloucester.
Another piece of the puzzle was passing the multifamily zoning ordinance to bring Gloucester in compliance with state Section 3A MBTA community guidelines for multifamily housing near public transit. The goal of that is to create entry-level housing. We just got this new zoning. Let’s see how it works and what it produces. That takes time.
I also remain focused on retaining the housing we have and improving the housing we have. That’s pivotal. Something else I’m looking forward to is doing everything we can to support the expansion of rooftops above retail downtown. In other words, residential space above the storefronts at the sidewalk level.
We know we’re not going to build our way out of our housing crisis. It will take a blend of solutions to help mitigate it.
How do you define affordable housing and workforce housing and whom do you see as needing them?
I’m generally aligned with the way the U.S. Department of Housing and Urban Development (HUD) defines them. Affordable housing is a domicile for which a family pays no more than 30% of its monthly income for total housing costs (rent or mortgage, taxes, insurance). In most cases, a portion of these costs are subsidized and the residences house low-income individuals. These are folks who typically earn 50 to 60-percent of the Area Median Income or less.
The terms workforce housing or entry-level housing refer to dwellings accessible to folks who earn too much to qualify for affordable housing subsidies, but not enough to afford a home. Locally, this would include laborers, service workers or other middle-income earners like teachers, police officers, nurses and similar professionals, among others.
What are you hearing from businesses and employers about their ability to hire or retain workers given the current housing situation?
It’s a problem. I think we all thought COVID-19-era labor shortages would be short-term, but they’ve become a sustained challenge. Labor availability could become even more problematic as baby boomers continue to retire, birth rates fall and fewer workers comprise the labor force. AI is also a consideration we need to be mindful of. There’s no single factor, for sure, but housing is one of them.
As I noted earlier, we’re not going to build our way out of our housing crisis. It will take a blend of solutions to help mitigate it and it won’t happen overnight. We need to think unconventionally and we’re always open and eager to engage in public-private partnerships.
An example of that is our partnership with the Chamber during my second term in supporting J-1 Work and Travel Visa opportunities for student foreign nationals between the ages of 19 and 30 who are currently enrolled full time or have graduated within the last 6 months. These are temporary visas for work in guest services positions in the U.S. for a time period of up to four months. We’d love to reboot that in collaboration with the Chamber.
Do you think new housing development is being shared fairly across all neighborhoods in Gloucester? If not, where is it lacking, and how can the City address this inequity?
MBTA zoning was specifically designed by the state to be around the core of cities with transit stations. It’s going to take more than that to mitigate our housing crisis. Again, supply and demand are huge factors. There’s not an overabundance of buildable space here, and we’re going to be respectful of our city’s character and historic aesthetic.
Gloucester spans about 40 square miles; 20 are coastline and another sizable percentage consists of wetlands or granite. We’re also de facto stewards to hundreds of acres of conservation land. Preserving all that means that the projects coming before the planning board and the associated permitting are more complex than we’ve seen in decades. They’re difficult to get greenlit and they should be. Appropriately, the planning board takes the time that’s required to review them.
If a project makes sense for the city, makes sense for the planning board and is thoughtful about the fabric of the street and neighborhood in question, the democratic process suggests we should at least have that conversation.
What specific steps will you take to increase the supply of affordable and workforce housing in Gloucester, especially for local workers and young people and young families?
Under my leadership, we’ve already taken specific steps. The MBTA zoning we now have is designed to create entry-level housing. Let’s see how it works and what it produces. As I mentioned earlier, I’m focused on retaining the housing we have and improving the housing we have, but I’m also looking to do everything City Hall can to support the expansion of rooftops above retail downtown.
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We will soon be interviewing candidates for Economic Development Coordinator for Gloucester and that move should play a role in finding new answers as well.
Now that Massachusetts has legalized Accessory Dwelling Units (ADUs) by right in all residential areas, what proactive or incentivizing steps can the City take to encourage their development as part of Gloucester’s broader housing strategy?
Gloucester is actually ahead of the game here. The state made this move in February. The planning board amended zoning ordinances during my first term to expand opportunities for ADUs in non-conforming structures provided it’s granted a special permit.
Where do you stand on two or three family homes across all neighborhoods to meet the housing needs of the average Gloucester family and worker?
They have to be a part of the solution. We need to support two and three family homes. However, I have been very clear that such projects must blend in with the character and disposition of the neighborhood question.
Do you generally support building more modest size and clustered housing—such as duplexes, multi-family, townhouses etc.? If so, where in the city do you see opportunities for this kind of housing development?
I think it’s important to reiterate that given the limitations and restrictions I mentioned above with regard to buildable areas, we have to recognize how that impacts the economies of building a house. At the end of the day, this is about private property and private developers. We can encourage certain opportunities. The city handles the planning and zoning. But it’s up to builders to bring projects forward if they make economic sense for them, then the boards decide if they make sense for Gloucester.
All that said, the kinds of structures you’re asking about should at least be contemplated throughout the community. The answer shouldn’t just be ‘no’ before we know specifically what we’re talking about. Conversely, the answer shouldn’t automatically be ‘yes.’ As I wrote above, if a project makes sense for the city, makes sense for the planning board and is thoughtful about the fabric of the street and neighborhood in question, the democratic process suggests we should at least have that conversation.
What specific zoning reforms or other modifications would you advocate to support more housing, including for example, multi-family, accessory dwelling units, and affordable homes? How could permitting and approvals be streamlined while preserving community input and environmental protections? Do you support eliminating or modifying practices like minimum lot sizes or parking requirements?
My answers to Question 1 and Question 8 address this question.
What role should the City play in encouraging the redevelopment of underutilized commercial or industrial sites, such as the Shaw’s properties, into housing or mixed-use developments? What incentives could the City offer to support this?
We’ve already had some success in this realm. I successfully petitioned the city council to approve a TIF tax incentive to the company that renovated what is now The Cut venue on Main Street, which is thriving. The former Santander building has a new owner, so we’re moving in the right direction and that needs to continue.
We’re looking at ways to leverage MassHousing’s new Commercial Conversion Initiative, which addresses gaps in opportunity, capacity and funding by offering new planning resources that will accelerate the reuse and redevelopment of underutilized commercial buildings across Massachusetts.
The new planning program works with participating municipalities to identify the best candidates for commercial-to-housing conversions; conduct floor plan and feasibility analyses for well-positioned buildings; and assist in lowering regulatory barriers to redevelopment and reuse. The program will create development-ready sites that will be poised to take advantage of implementation financing.
Would you support a “Tenant Opportunity to Purchase” ordinance, enabling tenants the first right to purchase a building if the owner decides to put it on the market?
Some communities in the state have enacted TOPA-adjacent home rules or ordinances; no statewide law has been enacted giving tenants a right of first refusal to purchase their buildings. I know Governor Healey has adopted a circumspect approach to the TOPA debate so far. I think this is a nuanced issue that is definitely not a one-size-fits-all solution for communities across the state. For the time being, I’m more focused on housing inventory and affordability strategies.
What steps would you take to prevent the displacement of long-term residents and vulnerable populations as housing costs rise? Do you support the Rent Stabilization bill currently before the Legislature? Why or why not?
It’s my understanding that this proposed bill is still pending before the state legislature’s Joint Committee on Municipalities and Regional Government. The business of running the City of Gloucester occupies more than enough of my attention and my team’s attention. Speculating on what’s best for Gloucester with regard to something that’s not even out of committee yet let alone law is, regrettably, outside of our current bandwidth.
Would you consider policies like Real Estate Transfer fees on high-end properties to increase funding for the Affordable Housing Trust? Would you support a Home Rule Petition to establish a small percentage Gloucester transfer fee on real estate transactions over $2 million?
Two accomplishments during my tenure that make me most proud are investing $1.5 million of ARPA funds into entry-level housing projects across Gloucester and strengthening the city’s collaboration with the Affordable Housing Trust and the Community Preservation Committee to expand inclusive housing access here. I want to continue to focus on innovative solutions that carry an immediate impact with regard to this city’s housing crisis.
Municipalities do now have the right to create RET fees under the state’s new Affordable Homes Act. Such fees have the potential for revenue generation to support creating or maintaining local housing. There are concerns that such a home rule could depress property values, blunt housing transactions and increase housing costs for buyers.
Even if there were consensus across the city that this would be a good idea for Gloucester, the complexity of implementation at the municipal level would be a significant hurdle and would be ripe for challenges via litigation. At the moment, I think there are quicker ways for the city to help make a difference.
How will you work to keep Gloucester livable and affordable for fishermen, teachers, service workers, young people and families, and seniors—particularly when it comes to housing, transportation, and access to essential services?
My answer to Question 1 addresses this question.
Earlier we asked about access to housing for seniors and young people. How will you work to reduce the shortage of affordable housing—particularly for other vulnerable households facing housing insecurity or homelessness? What steps would you take to expand access to supportive housing for people with disabilities, mental health needs, or substance use disorders?
Under my direction, my administration has had a laser focus on Affordable—with a capital A—housing since Day One. Within my first few weeks in office I reconstituted the Affordable Housing Trust which did not even have enough members to meet quorum requirements. Instead of creating a board with a mission but no funds to accomplish anything, I have dedicated all of the city’s short-term rental taxes to the Trust. That has totalled nearly $400,000 since I became mayor. Further, as mentioned above, I allocated $1.5 million of ARPA funds, which have already been used to help create dozens of Affordable units. We are actively working with organizations like Harborlight Homes and the YMCA to add more truly affordable units to our stock. These units will be for our seniors, those with substance use disorders, mental health needs and more.
Housing policy intersects with issues like transit, racial equity, climate resilience, and economic sustainability. How can Gloucester’s housing policies advance progress in these areas?
Not long ago, I directed my team to begin the process of updating our Housing Production Plan, which will be called the Gloucester Housing Compass. A committee representing a diverse group of Gloucester residents has already commenced meetings. When I took office, I initiated the drafting of a new, 20-year comprehensive plan, which has been approved. It’s the city’s first master plan since 2001. Nearly 4,000 city residents participated in its development. Taking cues from that plan, this Gloucester Housing Compass committee will be instrumental in setting our shared housing vision for the near future.
How will you promote the development of energy-efficient, climate-resilient housing in Gloucester to address rising energy costs and climate risks? Do you support requiring all-electric systems in all new construction as part of that effort? Why or why not?
In my first year as mayor, I created the position of Sustainability Coordinator within our city government. During nearly four years of existence, this position has put our (grant) money to work in meaningful and important ways. We have completed weatherization upgrades to multiple city buildings, added more efficient heat pumps and replaced drafty windows. We have deployed an Energy Coach, who works to sign people up for Mass Save audits to make private homes more efficient.
My team has already begun discussing Gloucester’s future as it relates to the state’s Municipal Specialized Opt-In Building Code. This would carry specific requirements related to electric systems and new construction. If adopted, there will be increased construction costs, so we’ll ensure there’s a comprehensive discussion with extensive public input regarding the pros and cons. Ultimately, a vote of the City Council will be required.