R. Scott Memhard
Candidate for:
Ward 1 Councilor
What do you see as the biggest housing problems in Gloucester; whom do they affect; and what would you do to rectify these problems?
At this time, the biggest housing issue facing Gloucester is an inadequate supply of affordable, reasonably priced housing stock for individuals, young families, seniors, "work force" accommodations and housing for low and moderate income folks in the community.
It's not an easy single fix, and above all requires further community outreach and engagement, but the remedy will be a combination of reasonable zoning relief, building out our "by right Accessory Dwelling Unit" provisions, and including more lee-way for 2 & 3-family conversions by right, as was proposed by the Planning Board 4 years ago. Further City funding support, building on recent ARPA funding investments, including for Community Preservation Funding allocations, for our 1st time home buyer subsidies, support for our Gloucester Affordable Housing Trust, Gloucester Housing Authority and Action, and for Gloucester partnerships with not-for-profit entities like Harborlight and Habitat for Humanity
How do you define affordable housing and workforce housing and whom do you see as needing them?
By definition this is housing that does not excessively burden households based on their income, typically not more that 30 - 40% of income. Your Housing for All Gloucester resources and data expands on this. The local population needing affordable workforce housing , rentals and purchases, includes our recent graduates, young families, educators, workers in the hospitality and seasonal tourism industry, as well as retirees and elderly.
What are you hearing from businesses and employers about their ability to hire or retain workers given the current housing situation?
Availability and Affordability of housing for employees is a major issue and constraint for all Cape Ann business and industry, from Main Street, to our waterfront and industrial parks.
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?
Gloucester is a diverse community, with a number of distinct neighborhoods with their own character and flavor - I don't believe "one size fit's all", and that all neighborhoods need to meet identical new housing goals. The recent 3A zoning focused on encouraging new housing development and conversion to two and three family housing around our public transportation hubs, and rail stations. It makes most sense to encourage "in-fill" development, around existing infrastructure, as well as locating new housing above retail & commercial buildings. Cluster developments like Nugent Farm allow preservation of open space resources. Accessory Dwelling Units, ADU's, are now legal throughout the City, giving homeowners more options for downsizing, in-law apartments or renting.
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?
As a City Councilor representing Ward 1 neighborhoods, I will continue to encourage more housing options through construction of ADU's, two and three family conversions, and community investments in Action and Gloucester Housing Authority housing and accommodations throughout our district. On our Council Budget and Finance Committee we will work with our Community Preservation Committee to direct CPA funding for a range of worthy residential projects, as we did with the new Whistlestop Apartments.
At the same time, we are intensely aware of the importance of preservation and enhancement of natural resources and open space (the East Gloucester School site, Swinson's Field and the Pines, for example), as well as quality of life and infrastructure challenges - including scarce off-street parking, and parking pressures on our narrow streets from beachgoers and visitors accessing the harbor front.
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?
We need more Public Education and encouragement to explore housing options made possible from by-right ADu's - including seniors downsizing themselves in their own homes, and providing other family or rental income housing opportunities.
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?
It's a measured balance - As stated before, different neighborhoods in Gloucester have their own discreet character, which is highly valued. Recent new two family cluster development on Orchard Road, off of Grapevine Road, have had adverse impacts on not only the neighborhood character, but on flooding, drainage, and inadequate infrastructure in very "swampy" moorlands.
I also do not think, nor do current homeowners want, greater housing density and two and three family housing development in some of our more upscale and affluent neighborhoods which potentially impact existing real estate values - not to mention the environmental sensitivity and vulnerability, and high costs of dealing with flooding, storm damage and sea-level rise threats, that some of our waterfront and shore-side districts contend with along with their sea-side views.
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?
Yes, I do - generally, these housing solutions offer flexibility to concentrate construction, utilize existing infrastructure, and also preserve open space and recreational resources.
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?
We have to take this step by step. I voted, in the minority, in favor of quite broad by-right conversions of existing homes to two and three family units, without going through the time and expense of our Zoning Board of Appeals. The objections to these changes were largely around a lack of required neighborhood abutter notifications, and the value of neighborhood review and input. I believe the Planning Board and City Council will have the opportunity, in the context of our newly updated Gloucester Comprehensive Plan, to continue to review and fine-tune further zoning reforms that support a range of housing development opportunities.
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?
It comes down largely to private commercial decisions about development investment - but both Shaws properties, including downtown which is not in the 3A district, would be great opportunities for mixed use development, with 2nd & third floor housing above retail and commercial space. While challenging, the demand is such that this should also be carefully explored as an option within our industrial parks
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?
Yes, I believe Gloucester should explore adoption of TOPA ordinances, within the parameters of enabling Massachusetts legislation.
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?
While I share local concerns about "government overreach", yes, the proposed Massachusetts S1447 bill, if adopted, should be reviewed the Council for local adoption, with appropriate exemptions for the Gloucester housing market, to help stabilize rent increases to reasonable levels
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?
Yes, similar to Gloucester's existing 1% CPA assessment, with state matches, I believe this would be appropriate for Gloucester, and would strengthen our resources for the community's healthy and affordable housing stock.
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?
It takes a village, and team work on multiple fronts, which I've spoken to in earlier responses. The working group(s) and administration implementing our refreshed Comprehensive Plan are tasked to flesh out keeping Gloucester affordable, functioning as a municipality, and livable, with the quality of life we all enjoy and hope for our community.
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?
Again, public education and outreach, including at Sawyer Free Library and Rose Baker Senior Center about downsizing and ADU opportunities, encouraging 2 and 3 family conversions. Also further housing collaborations with Action, Gloucester Housing Authority, and our Gloucester Affordable Housing Trust, increased housing funding from the short-term rental tax and CPA allocations. Collaboration with non-profits like the YMCA, Harborlight and Habitat for Humanity. The Greater Cape Ann Chamber of Commerce represents our business and industry members with deeply vested interest in encouraging affordable and workforce housing and services. North Shore Health Project works to provide some of these vulnerable population services. The Gloucester Crossing lot set-aside for Assisted Living / Senior Housing facility is still largely available. All the programs and actions that your Housing4All Gloucester orginization advocates for.
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?
Yes, it's all interrelated and part of the same "big picture". Continue doing what we are doing, make incremental improvements, and work together to implement the objectives of our newly updated Gloucester Comprehensive Plan.
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?
Continue to promote all opportunities for improvements in energy efficiency for both business and residences. Would not "require" all-electric new construction standards until the NGrid capacity and infrastructure serving Cape Ann are further strengthened and expanded. At present the electrical grid serving our community is expensive and at risk of disruption or tapped out for coping with future demand.