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The City has drafted a zoning ordinance that meets state standards but is based on input from the Gloucester community. The Gloucester Planning Board and City Council used expert analysis and public feedback to decide on the best locations and standards for the MFOD that also met state standards.
The Proposed Multifamily Overlay District (MFOD)
View a larger, detailed version of the map by clicking the link.
The proposed MFOD allows Gloucester to comply with state law while tailoring zoning regulations to fit the city's needs. Focused on areas near the Downtown and West Gloucester commuter rail stations, the MFOD maintains existing zoning rules but simplifies the permitting for creating three unit multi family buildings with a building permit as long as the property complies with zoning. Three family units will no longer have to obtain a special permit from the zoning board of appeals. Additionally, it designates specific sites, as shown on the map, for mid-scale residential development. Like all other mid-scale developments, the owner must comply with inclusionary zoning requirements as mandated by the zoning ordinance.
Check out the benefits and strategies behind the zoning ordinance below.
Downtown and West Gloucester Station Areas
Downtown and West Gloucester Station Areas
The proposed MFOD focuses on the areas near the Downtown (yellow area of map) and West Gloucester (orange area of map) commuter rail stations. In these locations the proposed MFOD is generally the same as existing regulations that allow three-family buildings.
The main difference of the proposed MFOD is that small property owners are allowed to create three-family buildings without a special permit. The site plan review and building permit process are still in place to ensure proposed development is up to standards. Height, setbacks, and other dimensional requirements are virtually the same as Gloucester’s pre-existing zoning.
Essentially the MFOD makes it easier for property owners to make changes to their properties, if they choose to. Nothing is required.
Strategic locations for mid-scale residential and affordable housing
Strategic locations for mid-scale residential and affordable housing
The proposed MFOD also includes two site specific locations where medium sized multi-family will be allowed and the developer must comply with the affordable housing requirements outlined in the zoning ordinance.
The Maplewood Avenue Area (pink area of map, 5.6 acres) covers properties owned by the Gloucester Housing Authority (GHA). This district streamlines the process for the GHA to create more affordable housing units in the future, if it decides to do so.
The Schoolhouse Road Area (purple area of map, 9.2 acres) is next to the existing Halyard Apartments where commercial amenities at Gloucester Crossing are easily accessible. A development here would be required to provide 15% of new units as affordable Housing.
Encouraging the creation of attainable housing
Encouraging the creation of attainable housing
The proposed MFOD zoning can be one of several tools to address housing needs in Gloucester. This proposal is most impactful in creating smaller housing units that are more attainable for first-time homebuyers, seniors looking to downsize, and everyone in between.
Since 2015, for sale prices in Gloucester rose by 70% (Gloucester Comprehensive Plan Existing Conditions, 2023). This is why it is important to encourage new multi-family homes that open up opportunities for those without the considerable resources needed for a down payment or simply prefer to rent. Smaller multi-family units also create more options to buy condos which are more attainable than large single-family homes.
Improving the permitting process for small property owners
Improving the permitting process for small property owners
The proposed MFOD is mostly about making the process of permitting small multi-family housing more efficient. Improving this process makes it easier for small property owners to make changes to their properties, if they would like to.
Previous process: Previously, if a property owner wanted to build a three-family building or convert an existing single-family building in the Downtown and West Gloucester station areas, they had to have a public hearing and be granted a special permit through the Zoning Board of Appeals. This process could be costly and time consuming especially for everyday property owners who aren’t in the development business.
Improved process: Under the MFOD, a property owner would be able to go to a three-family without a public hearing but local standards would still be enforced through site plan review. Since three-family developments are relatively straightforward, it makes sense to regulate these developments through an administrative process rather than a special permit.
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