Patti-Ann Page
Candidate for:
Councilor at Large
What do you see as the biggest housing problems in Gloucester; whom do they affect; and what would you do to rectify these problems?
Economics. According to Realtor.com August 13, 2025 “Massachusetts is the least affordable state in the US in terms of home price.” Hannah Jones senior economic research analyst. The article goes on to state a major factor of driving up home costs are the number of colleges and universities in Massachusetts which bring in students who need apartments. Many employers pay good salaries and this also drives up home prices.
Over inflated housing prices in Gloucester and across the broader region is the most significant barrier for first time home buyers, working families and older residents on fixed incomes. Coupled with higher mortgage rates stalls sales. Support strengthening and expanding first time home buyer programs. Create local subsidy or tax relief programs for seniors and low/fixed-income homeowners.
How do you define affordable housing and workforce housing and whom do you see as needing them?
Affordable housing programs and rates are State defined. Rentals are 30% - 80% AMI. The breakdown for Gloucester is the State’s regional approach setting AMI at higher rates of income than average Gloucester incomes. Strive towards local, cost effective housing that meets our needs. Workforce housing rental units are priced as a percentage of income but assigned to people gainfully employed. Teachers, nurses, medical personnel and emergency personnel not typically qualified for affordable housing. Is the new housing unit at rear Maplewood Avenue an example of workforce housing? The majority of these units are not supportive of families. Aggressive financial programs by way of direct subsidies, tax exemptions, decreased mortgage rates could make an immediate impact. Public/private partnerships in development with local contractors could be a local initiative.
What are you hearing from businesses and employers about their ability to hire or retain workers given the current housing situation?
Lack of a robust housing stock and low cost housing does negatively affect employers ability to attract employees. Industries that provide year-round, full-time skilled jobs with good pay and benefits usually attract and keep workers who live in or near Gloucester. There are city, state and federal government workers and private sector employers who provide career positions and retain the majority of their workforce.
Seasonal service industries with less stability and lower wages seem to struggle more with staffing issues. High housing prices, real estate taxes, mortgage rates, and rising energy and insurance costs remain obstacles to low cost rent and home prices in Gloucester. Abundant, low cost housing versus market rate housing developments would be a benefit.
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?
The recent rezoning targets densification of downtown. A key topic discussed at the City's zoning workshops was the distribution of zoning among all the city's wards. It would not be cost effect to expand a great deal of housing into areas of the city where infrastructure does not exist. However, there are many areas in the outer wards where City infrastructure is present and accessible where housing could be expanded and developed.
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?
Opportunities for financing, tax incentives and public/private housing initiatives.
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?
The City’s ADU ordinance seems to provide for more compliant ADUs in the larger lot districts than in the denser, smaller lot districts. The requirement of no more than 50% of the first floor which dictates ADU size is a severe limitation for smaller buildings. For example, if the primary dwelling is 1,800 sq ft and the first floor is 900 sq ft, the ADU formula restricts the ADU from being any larger than 450 sq ft. That seems pretty limiting with no return on investment. Landscaping requirements are effective in larger lot districts, but smaller lots often lack enough setbacks to comply. A high percentage of lots are currently non-conforming across the City. Such zoning precludes by-right construction.
The City could ease ADU zoning requirements, particularly in smaller lot districts.
Property owners need the opportunity to invest in tiny houses and ADUs for family members or workers, yet incredibly restrictive zoning requirements such as limiting properties to no more than one dwelling per lot, or restrictions of established access roads prohibits very realistic housing options.
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?
7&8. Duplex and triplex construction can be cost effective. Currently the City’s zoning ordinance is two-family by right with one exception. Housing which is focused on ownership versus build to rent is more desirable, not to say rentals don’t have a place in the market. In areas where large, luxury homes are established, duplex and triplex zoning would only produce luxury units, of which, we are not lacking. Much of this luxury housing is located directly on the coastline where FEMA has declared vulnerability. To increase density in such vulnerable coastal development is not recommended.
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?
7&8 Duplex and triplex construction can be cost effective. Currently the City’s zoning ordinance is two-family by right with one exception. Housing which is focused on ownership versus build to rent is more desirable, not to say rentals don’t have a place in the market. In areas where large, luxury homes are established, duplex and triplex zoning would only produce luxury units of which we are not lacking. Much of this luxury housing is located directly on the coastline where FEMA has declared vulnerability. To increase density in such vulnerable coastal development is not recommended.
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?
I have expressed some zoning relaxation in other answers above. Tiny homes are a good initiative that should be expanded on. Reducing lot sizes in larger lot districts particularly in R-30, R-40 and R-80 districts would create value and development opportunity. Further reduction or eliminating parking requirements within the MBTA TOD districts and in areas of downtown is not advisable. Parking options are a major concern for downtown residents and sustaining local economy.
These are some considerations developers weigh when undertaking a project:
• Over 6,500 new multifamily units are expected to deliver in Greater Boston in 2025. How are developers navigating continued permitting constraints?
• Fixed costs such as Insurance are rising year over year. What creative solutions are available to make deals pencil?
• What types of housing product are seeing the most activity? (i.e. condos, affordable housing, market-rate)
• How are renters deciding where to live? Additionally, which neighborhoods and mixed-use communities are driving leasing activity?
• How are investors and developers getting creative to have deals pencil with elevated building costs?
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?
The Planning Board excluded the Maplewood Ave area, including the former Shaw’s site, from MBTA TOD zones to create separate Mandatory Mixed Use zoning. Housing options above retail that are in scale with the lot size is worthy of further discussion. Former industrial properties should be given consideration. The City routinely grants Tax Finance Incentives to real estate developers upon completion of projects.
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?
Develop programs for property owners and renters to enter into transfer agreements. Banks could participate in programs to provide favorable mortgage rates to renters to facilitate a property purchase. The city could provide tax reduction incentives.
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?
Bill S1447 as written could discourage smaller, private landlords who provide more reasonable terms and rental opportunities, forcing them out of the rental market. This would only induce in more corporate owned rental models. The proposed bill has onerous restrictions for property owner and the penalties for violation is aggressive. Rent control was determined infective and overturned in Massachusetts.
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?
Elevated property valuations directly increase the real estate tax burden to homeowners. To tack an additional fee to transfer real estate is a tax upon tax. The survey question states $2 million sales prices however the H4AG FB post states consideration of $1 million sales price. Although there are properties in Gloucester that sell for $2 million and over, the majority of market stock is under $2 million. If sales tax fees are instituted, the likelihood of the program expanded across all home sales to generate more revenue is certainly present. Such a proposal could inhibit home sales.
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?
Massachusetts has a highly desirable quality of life with a solid industry base, universities and high quality medical care. The State has one of the highest rates of living and home costs in the nation. To look at how that occurred and what can counter that? Gloucester is difficult to afford to many lower income classes. Construction costs, fixed costs and mortgage rates are all considerations in the housing formula.
There are 7 senior housing units within walking distance of City Hall. One anchor store would be to develop a food coop or open door annex in the area. The loss of the Shaw’s grocery market has negatively impacted the quality of life of seniors and many other downtown residents. Public hop-on/off transportation dedicated to the inner city and necessary necessities needs serious attention.
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?
It would be appropriate to support housing with appropriate mental health support services. Investing in veterans’ services and housing could be one avenue. The lack of mental health services in the health care system creates a huge support gap for these groups. Without proper support networks, long term solutions for these vulnerable populations is inadequate. Transition programs from unhoused to providing housing with staff and clean/sober supports would be favorable. Possible to reinstitute boarding room type housing.
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?
Increase investment in public transportation particularly the CATA system, Do not densify along coastlines. Thoughtful development would consider the limited egresses of the island and shift some focus to emergency preparedness and a managed shelter in place emergency plan to include safe shelter and food production/distribution.
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?
Exclusive requirements for passive energy and electric drive up construction costs and operating costs. These initiatives have their advantages but in the long run are still cost prohibitive for the average homeowner. Roof top solar is very limiting in production and can cause home insurance complications, property damage and difficulties in property transfers. These troubles are not universal but a real consideration. The current electric grid is inadequate to service the existing energy needs of the region. Required infrastructure upgrades by National Grid are not immediately planned for this region.