Medford Election Profile: Jean Nuzzo For City Council

MEDFORD, MA — Medford's municipal election Nov. 5 will send seven people to the City Council out of a pool of 14 candidates. Jean Nuzzo, 49, is one of nine candidates not currently serving on the City Council.

Nuzzo has been a senior project manager/program manager in construction and development for 22 years. She graduated magna cum laude with high distinction from Bentley University with a degree in management.

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The single most pressing issue facing our (board, district, etc.) is _______, and this is what I intend to do about it.

Simply put, it is Safe Harbor.

Currently we do not qualify for safe harbor and savvy developers know this. Safe Harbor is a term used to describe the protections a city enjoys when in compliance with the state requirement of 10% affordable housing stock. With safe harbor a city can deny any 40B project. However, in the absence of safe harbor, a developer has the ability to sidestep zoning in exchange for 20-25% “affordable” housing. 40B projects are often large high-rise buildings and therefore tend to be out of place with and stress the neighborhoods that they are forced upon.

Medford needs to work immediately to meet the legal requirements to allow us to invoke safe harbor and protect us from developments that circumvent our zoning, overrule community requirements and forever change the character of our neighborhoods.

Every other initiative we discuss (historical preservation, housing options, traffic mitigation, increased commercial, placemaking, sustainability, etc) CAN NOT be fully realized unless and until we reach safe harbor.

You might be asking-“how do we get to safe harbor?” It’s fairly straightforward. We need to have 10% affordable housing stock. We are at roughly 7%, not even close.

There is a silver lining. In the absence of meeting this 10% threshold, as a city we can submit a Comprehensive Housing Plan, or our strategy to achieve the 10% requirement, for Certification to the Massachusetts Department of Housing and Community Development (DHCD).

Additionally, with almost 1/3 of Medford’s acreage contained within the Middlesex Fells and open space, not to mention having several state and federal roads within our city boundaries, we can request a review of our General Land Area Minimums (G.L.A.M) calculations. G.L.A.M. calculations factor in and adjust for our non-buildable areas, and can and should decrease our “affordable” requirement from 10% to roughly 7.3%. Either a Certified Housing Plan or GLAM adjustment could bring us to safe harbor and protect us from 40B developments thus assuring that Medford is leading the way to our future, not the developers.

Hand in glove with 40B development are 40R overlay zones. Where a 40B project is an exterior pressure on our city initiated by developers; 40R zoning is a development pressure on our city initiated by an administration.

Sometimes referred to as SMART zoning, its purpose is to create dense residential or mixed-use districts, that include a high percentage of “affordable” housing units, and are often located near transit stations, in areas of concentrated development, and in other locations identified by city officials.

40R districts allow for high density development by right, without hearings, board reviews or community engagement. Therefore, it is crucial that parties involved in identifying and defining 40R areas have real world expertise in zoning, construction, development, financial modeling, meeting facilitation, change management process, communicating abstract and tactical plans, and building consensus to achieve community agreement. It is essential to understand 40B, 40R, safe harbor, zoning implications and industry best practices as the future direction of our city will be determined by the city council undertaking comprehensive zoning review in the next term.

What are the critical differences between you and the other candidates seeking this post?

I recognize the immediate need for safe harbor, and the full implications of being without the ability to invoke it.

Furthermore, with a degree in business from Bentley and 20+ years experience in commercial construction, I am intimately familiar with zoning ordinances, international building codes, project negotiations, funding modeling, construction logistics, project budgets, feasibility assessments, industry best practices, the services and amenities that businesses require to support their operations and most importantly how to arrive at a compromise that considers competing interests and budgetary constraints.

Additionally, I have the skills required to properly communicate and manage change, bring consensus, shape a clear vision of Medford’s development plans, and craft the zoning that helps us realize it.

In short, I know what is wrong and how to fix it.

If you are a challenger, in what way has the current board or officeholder failed the community (or district or constituency)?

Everyone brings their skillset to the table, I am running to add my expertise to the upcoming comprehensive zoning review effort and provide a new point of view and beneficial ideas. I am certain that my talents will add and amplify to the city council capabilities, especially my fine attention to detail, ability to conduct due diligence research, business acumen and change management experience.

Describe the other issues that define your campaign platform:

• transparency, accountability and due diligence
• comprehensive zoning that safeguards our neighborhoods
• business & economic growth that increases our commercial tax base
• replacing the unpopular pay stations and parking meters
• working with police to relieve traffic congestion
• encouraging walkability and community- through complete neighborhoods planning
• planning to prioritize street and sidewalk repairs, and address much needed infrastructure upgrades
• preventative maintenance for police, fire and school buildings to assure safety and comfort
• historical preservation and maintaining our cultural heritage
• improving our green spaces, especially our parks and fields
• maintaining our mature tree canopies to protect our indigenous flora and fauna

What accomplishments in your past would you cite as evidence you can handle this job?

In my younger years I worked in theatre as a stage manager, this taught me to think quickly on my feet, outside the box and often in the dark.

While attending college, I worked in retail; this gives me perspective on what challenges come with working a demanding minimum wage job or two.

For the past 22 years I have worked in commercial construction, a high stakes, fast paced, competitive and male dominated field. Working in this industry, I have learned the importance of straight talk, finding the balance between need and affordability, digging into the details to determine the unanswered questions and potential unintended consequences, respect for differing opinions, recognizing that intelligence is subjective and that anyone at anytime can hold the answers and imagine new solutions; and that every one of us brings something of value with us to the table.

The best advice ever shared with me was ...

When someone says “we have always done it that way” ask them why; their answer(s) will help you to understand the existing conditions and mindset, and determine if and where change is needed.

What else would you like voters to know about yourself and your positions?

I am running for city council because I believe to my core that I have the experience, knowledge and skills necessary to make a difference at this time, in this moment. I’m a hard worker, good at problem solving and building consensus through conversation. I will always look out for the best interests of our city and its residents, and look to build a vibrant community rich in opportunities for all.