To the editor:
The new state law the “MBTA Communities Zoning Law” will impose zoning changes on Marblehead that could result in allowing as many as 900-plus multifamily dwellings. The law requires rezoning of a minimum of 27 acres with a minimum size of five-acre parcels. The zoning will be family-friendly “as-of-right” multifamily buildings. It is not clear at this point what zoning restrictions will be applicable as part of the review of proposed projects. The definition of which is an essential aspect of the new zoning laws.
The impact on our town will be major in a number of areas. It could result in as many as 3,000 new residents, a 15% increase in our population. The impact costs need to be considered by those drafting the zoning articles and be conveyed in detail so that Marblehead voters are fully informed before acting on the proposals to be presented at the May 2024 town meeting.
The impacted areas include:
Marblehead school system: Since the state requirements include accommodating family-friendly multi-bedroom housing units, as many as several hundred school-age children will need to be accommodated in our schools. The School Committee needs to assess the impact on the school system including the possibility of construction of a new school near the proposed zoning areas.
Marblehead traffic: The state has used access to the MBTA as one of the criteria for including Marblehead in its law and designating Marblehead as an “Adjacent Community” to Salem and Swampscott, which have railway stations. However, the MBTA’s services to Marblehead consist of limited bus service with essentially one primary bus route through the town. Some locations currently proposed for the new development are not close to a bus stop and are up to five miles away from both the Salem and Swampscott train stations. Further, there is no bus service to Salem. Marblehead schools could be over a mile away.
Electrical infrastructure: The new green electrical code will require the multifamily housing to be all electric. Marblehead Municipal Electric should be tasked with estimating the impact on its infrastructure with the resulting increase in electrical rates.
Water and sewer: There will be a major impact on Marblehead’s water and sewer system. The Marblehead Water and Sewer Department should be tasked with estimating the updates that will be needed to accommodate the new housing units.
Marblehead fire and police: It appears that the new housing could include high rise buildings. The Marblehead Fire Department should be tasked with estimating if a new fire truck will be needed to support the higher structures and the overall impact on other related fire department services, including medical response. Likewise, the Marblehead Police Department needs to assess staffing and other impacts.
Neighborhood and abutters: One of the proposed areas, east of Peach Highlands, consists mostly of single-family houses, many on small lots. It will be possible for a developer to construct large multi-floor buildings with a minimum setback right next door. Likewise for residents of nearby neighborhoods. The nearby residents need to be fully informed of the implications of this law. The Planning Board and other advocates of the law need to work with abutters so that they fully understand the full impact on the character of their neighborhoods.
A comprehensive and objective assessment of Marblehead’s costs to taxpayers and the impact on our residents’ quality of life needs to be understood and clearly communicated in order for Town Meeting voters to make informed decisions on the proposed zoning changes, especially the initial and future funding requirements.
Gregg Thibodeau
Nonantum Road
