Tony M Gross
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?
1. Affordability Pressure
Cost burden: In Gloucester, many of the households spend over 30% of their income on housing, and several are severely cost-burdened, paying more than 50% of income on housing.
2. Low Share of Subsidized Units
Only 7.5% of housing in Gloucester is on the state’s subsidy inventory, falling short of the Massachusetts goal of 10%.
3. Mismatch in Affordability Definitions
Gloucester’s AMI is significantly lower than the regional metro average. Using the higher regional standard for apartments as “affordable,” doesn’t reflect local income realities.
4. Short-Term Rentals & Tourism Pressures
Need to enforce compliance with the new STR ordinance since the City's tourist appeal has led to an incentivizing of short-term rentals and second homes, crowding out long-term housing and driving prices up. Local families compete not only with each other but also with investor-driven vacation rentals.
5. Zoning & Infrastructure Constraints
Although Gloucester has adopted the MBTA Communities Act overlay, allowing 3 family multi-family development by-right near transit, critics worry about increased density, height, and infrastructure capacity issues.
Who is Most Impacted?
Low and moderate-income households, including many working families struggle with affordability and limited housing stock.
Young adults and recent graduates face barriers to remaining in the community due to high housing costs.
Seniors and elderly families, particularly those looking to downsize or live on fixed incomes, are also financially strained. Gloucester’s aging demographic highlights growing demand for smaller, affordable units.
What Can Be Done:
A. Build and Preserve Affordable Housing
Increase deed-restricted housing through inclusionary housing zoning, city-supported incentives and state/federal funding.
B. Support Small Multi-Family Housing and Accessory Dwelling Units (ADUs).
Use Gloucester’s newly streamlined process (MFOD overlay) to ease permitting for 3-family conversions and ADUs.
Protect neighborhood character while encouraging small-scale, diverse housing options—like duplexes, and multifamily units.
C. Strengthen Infrastructure and Planning
Do a deep dive into the Comprehensive Plan integrating housing, climate resilience, and infrastructure assessments, including necessary upgrades to sewer and water systems along with transportation to support future increased housing density.
D. Mobilize Community Engagement and Funding
Make the most of Gloucester’s Affordable Housing Trust and Community Preservation monies to fund affordable development and preservation.
Advocate for state-level support for renovations and infrastructure, and educate our citizens on their impact.
Continue to encourage public participation, support affordable housing advocates, and cooperate with organizations like Action Inc and Wellspring.
How do you define affordable housing and workforce housing and whom do you see as needing them?
Affordable housing means homes that cost no more than 30% of a household’s income, usually serving those earning below 80% of the area median income—seniors on fixed incomes, low-wage workers, young adults, and families living paycheck to paycheck. Workforce housing, on the other hand, is for those who earn too much to qualify for subsidies but too little to afford Gloucester’s high market prices. Both are critical here: without them, Gloucester risks losing its year-round community, its workforce, and the chance for the next generation to build a life locally.
What are you hearing from businesses and employers about their ability to hire or retain workers given the current housing situation?
That the cost of housing is creating a shortage of workers for their businesses.
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 downtown neighborhoods by vitue of historic past building density practices has been the most impacted by housing development. The housing density in the "suburban" neighborhoods is disadvataged by the reliance of a car for even the simplest of errands due to lack of timely/convenient public transportation.
There needs to be a series of public sessions about the housing crisis overall where the citizens need to decide what kind of community they want. This should be driven by the administration and planning dept..
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?
The first step is to get community support for zoning changes, without it nothing will happen. Support well thought out plans for developments from housing non-profits and use CPA funds to incentivize support for workforce housing.
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 zoning code addresses this.
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?
This can happen now.
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?
Of course it would be great if developers would concentrate on building modest homes, non-high end duplexes and multifamily dwellings. Unfortunately, modest projects do not maximize profits. Anywhere in the City would be appropriate for modest development.
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?
3A showed us that major zoning changes is a multiyear process. Community buy in is key. It would be difficult to streamline the zoning permitting without curtailing community input and environmental protections. In a City where citizens are reliant on automobiles for the simplest of errands eliminating parking requirements are ill advised.
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 administration should have open communications with the property owners and discuss the zoning options that are available under the law.
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 would support it. The impact in Gloucester would not be great since buildings with 9 units or less are exempt.
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?
Already wrote and got passage of the Short-Term Rental (STR) ordinance to slow down future conversions of long term rentals to STRs.
Work with the administration to seek funding sources to purchase multifamily buildings to turn into deed restricted and workforce housing.
The Rent Stabilization Bill has its benefits but there are some unanswered questions.
1. What is the base rent after a building is purchased and investments are made for the significant improvements required to make it a decent place to live?
2. Can a landlord ask a tenant to move so a family member in need can move in?
3. What defines "a substantial violation of a material lease"?
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?
As one of the possible funding sources for the Affordable Housing Trust it needs serious consideration.
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?
Good question, with the market prices already high and no end in sight for demand along with the ever increasing cost of labor and building materials it will be challenging to build our way out of this crisis. Finding ways to fund the purchase of more affordable housing will be key.
Another challenge is with Gloucester being in the Metro Boston area AMI, when we produce more deed restricted affordable housing the rents for those units are still too high. Last year along with the administration I had a meeting, facilitated by Congressman Moulton, with the Regional HUD director and she had no interest in relaxing Gloucester's classification to reflect our true AMI.
The MBTA needs to be held accountable for supplying reliable train service and encourage CATA to expand its on demand service.
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?
Work with the State and Federal delegations to maintain and increase available options for this high needs population. Make certain that the opioid settlement funding is used appropriately.
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?
Housing ties into everything, how we get around, who can afford to live here, and how we handle climate challenges. If Gloucester builds housing that’s affordable, has reliable public transit, and designed to handle rising seas, we keep our workforce local, support diversity, and strengthen our economy.
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?
While tackling climate change is critical, we need to recognize that Massachusetts’ Stretch Code is among the most aggressive in the nation and adds significantly to the cost of housing. At the same time, electricity prices have risen much faster than other energy sources, creating real affordability challenges for both homeowners and tenants. With government retreating from bold climate solutions, it’s becoming harder to implement alternative energy affordably. I would fully support requiring all-electric systems if clean, affordable electricity were available. Until then, our priority must be getting roofs over people’s heads, while continuing to promote options like solar and geothermal for individual homes.