Salem's Biggest Issue, According To City Council Candidates

SALEM, MA — There are less than three week's to Salem's municipal election, which features contested races for at-large city council seats and in every ward except for two and five. Salem Patch has been asking incumbents and challengers in contested races for their thoughts on a wide range of issues since the deadline for filing nomination papers in August. And perhaps the most telling answers have been when we asked candidates what they think is the biggest issue facing Salem.

We've published each candidate's unedited response below to help voters make decisions between the different candidates in each race. Incumbents are marked with an asterisk (*). Clicking on a candidate's name will take you to their previously-published candidate profile on Salem Patch, where you can read more about their candidacy.

City Council, At Large

Jeff Cohen: Housing. People who work in Salem should be able to live here and, unfortunately, are already being priced out of the City. To mitigate gentrification, I will propose stronger condo regulations. To increase our diminishing rental stock, I support much less limited Accessory Dwelling Unit regulations. To make sure we have the right balance of housing for all incomes, I support vigorous inclusionary zoning that is tiered (multiple percentages of AMI) and on site. Too many tenants are being asked to leave their home so can rent at higher price or convert to condos without knowing their rights, so will propose a series of tenant rights.

Domingo J. Dominguez *: The single most pressing issue facing our community right now is affordable housing. The diversity of Salem is one of our treasures. If we are not able to figure out how to remain a place where everyone can live, we will lose the richness of our diversity and our identity as a community. Salem has always been a city where working class people can make a life for themselves and their families and we need to continue to be that. Immigrants and minorities are likely to be the most affected if we cannot provide affordable housing solutions and I want to support everyone in my community.

To resolve our issues around affordable housing I will be active and informed about solutions that will benefit as many people as possible while keeping our community whole. I will meet with developers, other government officials, businesses and employers, and members of our community to find the best solutions. In Salem we need to be flexible enough to allow developers to provide new housing options, but we cannot displace our current residents. We need to be transparent and inform the community about what is happening and why, and use housing formulas that include low income projects and mixed housing projects. We need to develop a long-term plan for housing in Salem and stick to that plan. I will work to make that happen.

Ty Hapworth: The response to the rapid change in our city. Investment has poured into Salem in recent years and with this has come large construction projects which dot our neighborhoods, roads clogged with traffic, skyrocketing rents, and the dream of home ownership further out of reach.

This quickening pace might mean that quality is being overlooked or that we are not demanding more. We must begin to require developers chip in toward things like infrastructure, access to transit, safe and connected bike lanes, amenities such as green space and public art, and most importantly, a fair percentage of affordable homes. We can do this by thoughtful planning of strong neighborhoods through concise Community Benefits Agreements that trade incentives for contributions in the neighborhoods in which they build.

George McCabe: Housing. I'm pretty much in agreement with the overlay plan for the re-use of religious and municipal buildings for housing with a percentage to be affordable units. I also think changing the language of the current in-law apartment rules – from in-law and caregiver use only to allowing rental to others will allow for more affordable units to be created. I do think that the change should not be given by right but by special permit. It's important that it does not become abused and turn single family neighborhoods into 2 family neighborhoods. I know that's not the intent, but I think it's prudent to shine some light on each unit through the special permit process. Both proposals are modest and will not create many units. They are however small steps that the city can take to help with affordable housing in what otherwise is market driven.

The other housing issue we need to start focusing on is affordable housing for our seniors and veterans. The current senior and veteran housing complexes are old and in constant need of repairs. As a community we need to start advocating for new and more senior housing and working with the state and federal government to secure funding.

Alice Merkl: Our most pressing issue is people struggling to put or keep a roof over their heads. I am committed to working on real, achievable housing solutions for our community members, and will prioritize common sense, thoughtful development that preserves the beauty and historical character of Salem.

Elaine Milo *: There are two equally pressing issues in Salem. The first is Salem schools. Schools are the foundation of the community. The second equally pressing issue is that of the need for more businesses and commercial economic development to supplement the tax base.

This may not be an issue that gets attention on a daily basis, but our city depends on this to supplement our residential rates. We need to promote sensible economic development to increase the commercial tax base. Granting Tax Increment Financing (TIF) agreements is one way to achieve this goal. I supported granting Jacqueline's Cookies a TIF that helped them to increase the footprint of their building by 50% and increase their workforce by the same. This created 50 additional jobs in Salem while expanding the commercial tax base. A&J Bakery received a TIF when they opened a second store on Boston Street.

These are excellent examples of ways in which we can encourage businesses to expand their contribution to the tax base with minimum impact on our infrastructure and city services. I will continue to advocate for these types of projects within the city, do my best to support sensible economic development and support TIF agreements that benefit the city.

Conrad J. Prosniewski: I believe how our city grows, in both business and housing, will determine the direction of our future and is the single most pressing issue today.. I have been a member of this community for all of my 65 years and from my many years in public safety I have seen the city change from a different perspective. My obligation, if elected, would be to see that proposed changes are in the best interest of our people, our neighborhoods and our community

Arthur Sargent *: The most important issue facing Salem is our Zoning Laws and proposed changes to them. Our Zoning Laws are important because they bring order to Our City. They also have the largest impact on our quality of life. They decide what can be built, how it can be built, where it can be located, and what affect it will have on our neighborhoods our residents and their families. Zoning changes can affect parking, traffic, congestion, property values and city services. They can also affect our infrastructure, add traffic lights and create new traffic patterns.

Overdevelopment puts more pressure on our aging water and sewer system, resulting in more breaks and more repairs for ratepayers and taxpayers to pay for. I've been researching zoning issues for twenty five years.

During this time I've gained a lot of respect for the city leaders who put our zoning rules in place. (Many of them also stepped forward to stop The Urban Renewal Program that was tearing down historic buildings during the late 1960's. They saved the character of our City) For example; our traffic can be difficult but it's better than it could have been; because they planned our road system without any railroad crossings. They planned The Castle Hill Bridge, The North Street Overpass, and the Train Tunnel under Washington Street so we would not have a railroad crossing in Salem.

Imagine how bad traffic would be today if we had three railroad crossings. They also planned for larger house lots as you moved away from the downtown area. A water and sewer system that allowed for expansion with a large reservoir at Wenham Lake, and an Industrial Park to help move Industrial uses out of our neighborhoods. Their changes increased the quality of life of the residents of Salem then and now. They planned well for Salem's future and they were careful about making changes. That's how I have felt about proposed zoning changes in the past and it's how I intend to look at them in the future.

City Council, Ward 1

Robert McCarthy *: There's one major issue, and that's maintaining our quality of life. In each of the distinct neighborhoods of Ward 1, this comes as different challenges. In the Willows, we have seasonal traffic and climate change to deal with, repairing sea walls and protecting houses. In the Derby Street neighborhood, there's infrastructure, parking problems, and figuring out how the 30 acres at Footprint can be redeveloped responsibly. And in the Point, issues of density and public safety are the biggest. They all tie to the quality of life in the ward.

James Willis: The most important issues before the City Council deal with maintaining our quality of life in a region experiencing rapid growth and change. Salem has seen both positive and negative effects of economic changes largely beyond our control and it is incumbent upon us to manage our growth in a responsible way that benefits our residents and businesses. Issues from outside of our borders, such as the climate crisis and a shortage of affordable housing, are combining with our high property tax bills and critical budget needs to make the next few years a challenging time for our city. It is my goal to keep an open mind in evaluating proposed ordinances and work with all stakeholders to address the policies and measures that will be needed as we move forward.

City Council, Ward 3

Patti Morsillo: For the city of Salem, and for the region, the current most pressing issue is housing availability at all affordability levels. We can't solve it alone, but we can do our best to update our zoning rules to allow for empty religious and municipal buildings to be transformed into housing. We can expand in-law apartments, in areas that can support their construction. We need to pass an Inclusionary Zoning Ordinance, which will require more affordable units in new construction. We need to be creative in our approach to finding ways to build more housing for those that want to live here and those we need to live here.

Salem is growing its hospitality industry, and workers in restaurants and hotels need affordable housing nearby. It's not cost effective to live 30 minutes away when you have a low wage job, dependent on tips. If we want to support our downtown restaurants, we need to support the restaurant workers as well.

We need to house our young professionals, as they start new careers. Many are moving back in with their parents, giving up their independence, because rents are simply out of reach. We need to provide more affordable and desirable housing for our seniors, who want to remain here in Salem. Many would like to sell their family homes, but can't find appropriate housing in which to age-in-place.

We can't forget our public housing buildings. The wait for a unit in public housing for our seniors, our veterans, and our families can be up to several years. We need to fully support the new Executive Director of the Salem Housing Authority in her efforts to create new units. Salem needs to support a range and variety of potential solutions to help ease the housing crisis.

Note: Robert Carmine has not responded to requests for comment. Incumbent Lisa Peterson is running for U.S. Representative and is not running for reelection to Salem City Council.

City Council, Ward 4

Michael Cusick: Advocate for housing that works for ALL kinds of households – renters and homeowners, empty nesters and downsizing seniors, individuals, couples and families with children – by Innovating for housing expansion in any way possible: inclusionary zoning, tax credits, incentives for development, reuse of empty buildings, filling of long-empty lots, whatever it takes. The housing crisis is an unprecedented existential threat that must be overcome if Salem is to remain inclusive, thriving, and vibrant.

Timothy Flynn *: "Our out of control taxes."

I have owned my home with my wife in Ward 4 since 1996. It is shocking to see how much our house taxes have increased over the years. It seems that in the last ten years it has got out of control. I hear so much talk about the need for affordable housing but very little about trying to stabilize taxes for the residents already living in Salem. It is tough for new homeowners paying high prices for a house then struggling to afford their taxes. It is extra upsetting to hear about the struggles of our elderly homeowners living on a fixed income and unable to pay their tax bills. I remember during my first year campaigning an elderly couple told me their dream was to pay off their home so they could live comfortably in retirement. They ended up paying their house off but now their tax bill, if broken down monthly, is more than their first mortgage monthly payment used to be.

I feel we have to watch our spending more closely. We have built so much over the last 10 years in Salem. We have the sewage plant and power plant for the entire surrounding area. We also will have new income coming in from the 5 recreational pot shops. ENOUGH IS ENOUGH for Salem residents. I feel the PEM, Salem Hospital and Salem State should provide more financial assistance to the City of Salem. Personally, I can't understand with so much growth why we can't do more to stabilize our taxes.

City Council, Ward 6

Megan Riccardi: Housing in Salem needs to be accessible and sustainable for all who live and work here and for all levels of financial ability. This includes those just starting in the workforce, our service workers, seniors on a fixed income - and we need to find solutions for all. Salem is also historical and home to many properties and neighborhoods that we need to preserve and protect. Not a simple problem, and there are not simple solutions.

When people hear "affordable housing" they often think of low-income, government funding housing, but the solutions are much broader and complex. There needs to be many tools utilized to help alleviate this crisis, many of which I support in moving forward with including the Zoning Ordinance relative to Municipal and Religious Reuse Special Permit, which will allow a path forward for many buildings in the city that currently have none. I support the amendment to the current Accessory Dwelling Unit zoning, with a few edits, such as keeping homeowner occupancy for the length of the ADU service. And while not fully drafted yet, I support the idea of inclusionary zoning, which will require private development to include affordable units.

I also support researching additional solutions, such as a condo conversion ordinance. The face of many neighborhoods are changing as rental units are being removed from the market and converted to condo units, and the rental housing stock becomes more strained. My work with the Non-Profit Rebuilding Together highlights this. Our work helps homeowners stay in their homes by making critical repairs needed. Creative programs like this should be considered.

But most importantly, we need to continue these conversations aggressively and get moving on solutions.

Jerry Ryan: Cost of living in Salem: Salem is a desirable place to live which has driven up the cost to live in the City. The high rents and home prices have forced many residents to leave the City. I have seen households with school age children sell their homes and move to another city due to rising costs and also the mismanagement of the schools. I will work with the Administration to help find solutions to making Salem an affordable to place to live.

Note: Incumbent Beth Gerard is not running for reelection.