2025 – Candidate Questionnaire

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

I support zoning reform that allows public participation and community input at a pace that all can keep up with. Medford needs to be part of the solution to creating more affordable housing. We have a proven track record of doing just that. One example is with the 6 large scale developments in the works, most of which will bring in 20-25% affordable housing. In total we will have approximately 1600 units through these 6 developments alone.

An ADU and exploring a second by special permit should be part of the conversation as well as exploring the possibility of historic conversions.

Optional Question: How have you led on specific housing policy initiatives in your career and how would you continue to do so if elected to this role?

I proposed setting up an affordable housing trust which the council supported. I negotiated with Tufts for a 500k payment into the trust. I also have been advocating that Tufts house more of their students to open up more housing opportunities for Medford families. They are building a 600 plus bedroom dormitory. We successfully negotiated with 2 40b’s that are creating 25% affordable in their over 250-unit developments.

Optional Question: Can you share an example of a time you took a public position in support or opposition to a housing development? What factors shaped your view?

I am a huge advocate and deeply involved in the re-development of the 3 city owned parcels in Medford Square. Our current city team compiled all past studies and finally were able to get this past the finish line with and RFP and selection process. One thing I am most excited about is working with Transcom to develop our lots with housing, affordable housing, public art, beautiful landscaping, parking for our seniors and chevalier and so much more.

Optional Question: How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use?

I am learning each day how to use the resources available and tools before us to help create more affordable housing in our community.

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

We need to get Medford’s zoning updates project back on track so we can keep implementing the city’s Comprehensive Plan, Housing Plan, Climate Plan, and Open Space Plan. These plans present a clear path for growth in our city that revitalizes and grows our squares and commercial districts, addresses the housing affordability crisis, holds developers accountable to community needs, and makes Medford more climate resilient.

Continuing the work to update zoning in Medford Square is the top priority, as well as working on the zoning for West Medford Square, Wellington, and our other key corridors on Main Street, Boston Ave, and Broadway. Revitalizing our business districts and supporting new commercial and mixed-use growth in these areas will make our city a better place to live and help to raise revenue we need to fund our schools, city services, infrastructure needs, and fixes and safety improvements for our streets and sidewalks.

Approving a Tufts Institutional Zoning district is also essential so we can hold Tufts University accountable and negotiate a better, fairer deal for our city with the goal of making sure Tufts acts like a good neighbor.

When it comes to residential rezoning, I support zoning updates that allow more housing that fits our neighborhoods, holds developers accountable to our community needs, better protects green space and trees, and implements creative solutions to preserve historic homes by allowing more housing units within existing historic buildings.

I take ownership over the need for more communication about zoning updates. While I stand by the City Council’s original proposal for residential zoning updates (not the Community Development Board’s more dense proposal that raised concerns and questions from residents), at this point, we need a reset. The City Council and Planning Team need to take more time, and the Mayor needs to provide significant resources to communicate with residents and facilitate more discussions about updates that could benefit our neighborhoods and our city.

Optional Question: How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use?

As a lifelong resident and graduate of Medford Public Schools, I know firsthand how difficult it is for long-time residents to afford to stay in Medford, and for new neighbors to move to Medford and put down roots.

My parents were incredibly lucky to be able to purchase a “starter home” in the Fulton Heights almost 30 years ago. Today, that would be impossible. We’ve looked for a multi-family house in Medford for years, but there hasn’t been an option that is affordable for us and would allow for us to create a multi-generational home and adapt to the challenges that can come with aging.

I’m now a renter in Medford Hillside, and my roommates and I struggle with constant worries about displacement and being able to continue to afford to stay here in a city and neighborhood that we love.

We need to make it easier for people at all stages of life to have stable housing that meets their needs. That’s why I’m so passionate about implementing policies to build more housing, expand the range of housing options, and make housing more affordable here in Medford.

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

Many people opposed to the effort claim that proposals will significantly alter the character of a neighborhood and that changing the allowable number of units or stories in a given area is unfair to those who purchased properties years ago. While there is certainly a balance to be struck between the current housing landscape in an area and allowing for increased density, which would bring more housing opportunities and lower housing costs, maintaining the status quo leaves us exactly where we are. A residential tax base that is not large enough to meet our needs, and a limited commercial tax base with few incentives for mixed-use development and significant barriers to entry for businesses that are not large corporations.

The idea that slightly altering what can be built in a neighborhood is unfair to homeowners who purchased a certain number of years ago is one that is rooted in the hyper-individualism that contributes to much of the divisiveness we see today. Similarly, many opposed to rezoning efforts also incorrectly attribute certain decisions surrounding the project to the wrong body within City Hall. Laying out a comprehensive approach with dedicated funding for outreach to ALL people in Medford, not just through tax bills which favor homeowners, and a consultant contract that would allow for more of a nuanced approach to the process needs to come from the City’s administration. I, alongside my fellow City Council members and School Committee members, will urge the administration to allocate these funds so that the project can continue in a truly substantial manner, rather than short-circuiting the effort by approving a limited budget for a limited project, which does a disservice to everyone involved.

Some key aspects of the current zoning proposal that I support include increased incentives for affordable housing requirements, green scores, and the proposed approach that would focus on commercial squares and mixed-use development, followed by residential rezoning. Approaching these issues in silos further complicates and exacerbates the problems we currently face, but focusing on opportunities for mixed-use development, which would attract more people and businesses to our squares, helps everyone who calls Medford home.

Optional Question: How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use?

As a renter, I have dealt with the insecurity that comes with trying to find housing that meets your changing needs but not being able to move because of the high upfront costs that come with moving. Up to 3-4 months of rent are required at lease signing and as someone who is already working hard to make ends meet, the idea of coming up with that amount of money is daunting. I anticipate needing to move in the next year and am worried about how I will afford 3 months of rent upfront when making my current monthly rent is already taxing. If we continue to do nothing to support renters and homeowners alike, people who are working full time on a public servant’s salary like myself, won’t be able to continue to call Medford home.

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

The City Council President has requested that Mayor Lungo-Koehn authorize additional funding to extend the contract for our zoning consultants so we can continue the work of rezoning the city. I am frustrated by the slow down, but understand that our residents need more communication about the proposed changes before we can generate the political will necessary to move forward. The urgency is major – we have about 7,500 residents who qualify for affordable housing and no affordable units for them to live in. That means those residents are paying much more to live in Medford then they can afford. They may be one paycheck away from a crisis. We need to specifically communicate that urgency to all our residents with clarity and focus so everyone understands the great need. Key zoning reform proposals I support are greater density of housing near transit hubs like the West Medford commuter rail station and bus routes throughout the city.

Optional Question: How have you led on specific housing policy initiatives in your career and how would you continue to do so if elected to this role?

I am the President of the Board of Directors at the Malden Warming Center, a seasonal emergency overnight shelter for unhoused individual adults in Malden. Prior to becoming the President, I was the Assistant Director for two years. My work there has helped me understand the powerful impact the exorbitant cost of housing in the region has had on our residents. Many people in Medford live paycheck to paycheck and are one bad month away from homelessness. I would love to open a warming center in Medford, similar to what has been done in Somerville and Revere in partnership with Housing Families. I also will continue to work to build an Office of Housing Stability in Medford to protect residents from displacement.

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

Council was going through a rezoning process most of this term, to implement the goals outlined in Medford’s Comprehensive Plan — this essentially recommended more density around transit Medford’s transit hubs, and the Mayor and previous City Council signed off on it. We were working with consultants on an 18-month contract to implement the recommendations of the Comprehensive Plan, but the Mayor has postponed renewing the contract and has called on the Council to undo some of the rezoning that we have passed. So Council’s limited by whether or not the Mayor decides to renew a contract for the consultants we were working with. The success of rezoning is further limited by whether the Mayor decides to grant an expanded outreach budget for it.

A possible path forward is to finish rezoning the squares, which will allow for more multi-use buildings (including strong affordable housing incentives), then finish the residential rezoning proposal afterwards. I hope that process will allow us to (1) implement the recommendations of the comprehensive plan; (2) integrate resident feedback to alleviate concerns; and (3) be done in a timely enough manner to adequately address the housing crisis, since any actual uptake on new zoning is likely decades in the future.

Optional Question: How have you led on specific housing policy initiatives in your career and how would you continue to do so if elected to this role?

I lobbied City Council to pass the new Affordable Housing Trust and, after I was elected, have tried to find ways to fund it, namely through linkage fee updates and fractional incentives. See: https://www.mattleming.com/blog/fractional-payment-incentives-for-affordable-housing https://www.mattleming.com/blog/where-to-focus-affordable-housing-activism-at-the-local-level
https://www.mattleming.com/blog/the-city-the-state-and-the-funding-of-affordable-housing

Optional Question: Can you share an example of a time you took a public position in support or opposition to a housing development? What factors shaped your view?

I spoke out against residents being evicted from an apartment building on Main Street and Bradlee Road, I advocated for affordable housing in rezoning (https://www.mattleming.com/blog/zoning-q-and-a#button-block-yui_3_17_2_1_1750985359048_49434-1), and I have written a lot on my website about affordable housing issues (see above). It’s the cornerstone of my whole campaign.

My views on housing affordability are shaped by what is practically possible as an elected official. I can’t change the housing market, and I can’t easily get past state laws blocking certain policies. What I can do is fund Medford’s new affordable housing trust and change our zoning to incentivize affordable housing where ever possible.

Optional Question: How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use?

I moved around a lot growing up, and whatever housing I was in was often dictated by the economic conditions at the time. When I moved to Medford, after finishing my PhD, I couldn’t even afford an apartment without roommates. That affected my views pretty substantially.

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

I believe that re-zoning areas of Medford is extremely important in order to get more housing availability in the City – as well as providing mixed-use opportunities to help not only the ability for more individuals to live in Medford, but also support small businesses staying in our downtown areas by allowing for more use by neighbors. There are areas all across Medford that could use another look to ensure that we are providing more opportunities for building – like Salem Street and Mystic Ave – and I am in strong support of encouraging that type of growth, along with looking at our residential areas more closely to determine where re-zoning can best help increase housing in Medford.

Are there any additional comments you would like to add?

I also wanted to continue my support for the Affordable Housing Trust and looking to find additional funding mechanisms that make sense for it to grow. Obviously connecting the linkage fees, but also finding additional revenue streams – potentially through individual giving support – that can help encourage growth and additional funding to allow for more residents to benefit from the impact the AHT came make in providing opportunities for Medford residents to live in the city.

Home prices and rents in Massachusetts are some of the most expensive in the Nation, with the median single family home price in Medford now exceeding $850,000 for the first time in history. Do you believe there is a regional housing crisis?

If you agree, do you believe building more homes in Medford is part of the solution to that housing crisis?

Rising housing costs are pushing long-time residents out of Medford. Would you support policies that provide additional funds to Medford’s affordable housing trust to better protect residents from displacement?

Medford’s zoning has not been updated in over 50 years. In summer 2025, the community development board postponed further discussion of neighborhood rezoning to the fall. How can we get zoning reform enacted in Medford to address our housing needs on a timeline that matches the urgency of the housing affordability crisis? What key zoning reform proposals do you support?

Zoning reform is at the heart of tackling Medford’s biggest challenges: housing affordability, climate resilience, economic revitalization, and fiscal stability. Without zoning reform, we risk losing the very heart of Medford’s character—our residents—as the status quo continues to price them out and push them aside. Together, we’ve already made progress by rezoning key transit and business corridors like Mystic Ave. and Salem St. to spur walkable mixed-use development, bring customers to our local business districts, and create a more diverse range of affordable homes for a wider range of income groups. We’ve also used zoning to raise environmental standards to make Medford cooler, greener, and more resilient to climate change by requiring developers to plant trees, add green roofs, and use permeable surfaces.

The next council must keep that momentum going. That means investing even more time and resources into public engagement, countering misinformation and real anxieties, and building durable community support for zoning reform. It also means treating reform as an opportunity to speak to residents’ concerns: to pass stronger tree protections, a historic conversion ordinance, and a traffic demand management plan. Above all, we need to stay ambitious. Medford’s housing crisis is urgent, and we cannot afford delay. Zoning reform is the tool we have to take action now.

That’s why I support the next wave of zoning reforms to make Medford more affordable, inclusive, and sustainable. We should expand inclusionary zoning so every major development produces more affordable homes, and adopt an Affordable Housing Overlay to streamline 100% affordable projects. We need more transit-oriented, mixed-use development along our bus, rail, and business corridors so people can live near the services and jobs they rely on. I also support incentive zoning to reward projects that exceed affordability requirements, as well as legalizing more two- and three-family homes to fill the “missing middle” between single-family houses and large apartment buildings. Together, these reforms will help Medford grow responsibly by adding the housing we urgently need while protecting our neighborhoods and strengthening our community.

Optional Question: How have you led on specific housing policy initiatives in your career and how would you continue to do so if elected to this role?

I’ve led on housing by working hand-in-hand with my colleagues on the Council, city staff, community stakeholders, and residents to move Medford forward. From the beginning, I’ve made it a priority to build real channels of communication so residents aren’t just informed about policy decisions, but have a seat at the table in shaping them. Together, we’ve passed a Housing Stability Ordinance to notify tenants of their rights, legalized accessory dwelling units (ADUs) to expand affordability, reduced outdated parking minimums, and regulated short-term rentals so homes serve residents rather than speculators. I also helped pass Medford’s first Housing Production Plan and establish the Affordable Housing Trust, giving the City the tools to directly invest in housing solutions. To me, policy means delivering results on the ground. That’s why I’ve also worked one-on-one with residents in multiple languages to connect them to state and federal programs and housing aid. If re-elected, I’ll continue to lead by building consensus around smart housing reforms. That means not only continuing zoning reform, but also fighting for state-level changes like rent stabilization and the Tenant Opportunity to Purchase Act (TOPA), filing home rule petitions to give Medford stronger tools to protect tenants, creating an Office of Housing Stability to provide direct assistance, and expanding rental assistance programs.

Optional Question: Can you share an example of a time you took a public position in support or opposition to a housing development? What factors shaped your view?

One project I was proud to support was the Medford Housing Authority’s redevelopment of Walkling Court, which is bringing new, modern, deeply affordable homes to longtime residents by doubling the number of available affordable units. I supported this project because it reflects the values I believe in: housing that is dignified, sustainable, and inclusive. Growing up as the son of Taiwanese immigrants in Wellington, I deeply believe that our diversity is our strength and that it cannot just be a slogan. The Walkling Court redevelopment will allow seniors, families, and residents with disabilities to stay in Medford, while also welcoming new neighbors who strengthen the diversity of our community. For me, the deciding factors were simple. As a City Councilor, I’ve seen up close how so many seniors and families are being pushed out of the community they’ve made home. This project puts residents first, creating affordability that meets people where they are, rather than relying on speculative development to dictate who gets to call Medford home.

Optional Question: How have your experiences, prior to or outside of seeking elected office, shaped your views on housing and land use?

My views on housing and land use are rooted in lived experience. I’m the son of immigrants who came to Medford because it gave them an affordable place to raise a family while working paycheck to paycheck. That opportunity shaped my life, and it’s heartbreaking to see friends and neighbors I grew up with pushed out, not just to nearby towns, but as far away as New Hampshire and Worcester. I’ve seen how big developers, economic forces, and political inaction have driven this displacement. Housing is about who gets to belong in a community, and that’s why I’ve made diversity, inclusion, and equity central to my approach. From fighting housing discrimination, to ensuring affordable homes are accessible to people with disabilities, to tackling the inequities that rising costs impose on working-class families, I believe the Medford we build must be one where everyone can find a home.

Seeing Medford’s shortcomings firsthand drives me to hit the ground running. That means pairing new development with stronger open space and tree protections, using projects as an opportunity to secure community benefits and safer streets, and creating a rental registry to protect tenants from discrimination while incentivizing good landlords. These values shape the policies I fight for — from stronger renter protections, to preventing predatory condo conversions, to regulating long-term vacant storefronts, to providing relocation assistance for small businesses. Housing policy has to serve the whole community: renters and homeowners, families and seniors, workers and small businesses alike. Every Medford resident deserves stability and a real chance to thrive.