Residents packed a public forum May 20 to weigh in on possible redevelopment options for the former Coffin School site, as consultants presented three conceptual scenarios ranging from 10 to 22 housing units.
The meeting, which included two representatives from the University of Connecticut’s Technical Assistance to Brownfields program, focused on how the Turner Road property could potentially be reused while balancing neighborhood concerns, housing needs and open space. (Brownfields are sites that have hazardous materials, including asbestos.)
“These are not construction plans,” emphasized Kate Malgioglio with UConn TAB. “This is a plan for the town to move forward with, understanding what the community likes and doesn’t like.”
The consultants presented three redevelopment concepts. Scenario A proposed reusing the original Coffin School building for about 16 units, plus three duplexes, for a total of 22 housing units.
Scenario B envisioned a mix of single-family homes and duplexes totaling 18 units.
Scenario C would create 10 single-family homes that fully comply with existing zoning regulations.
Consultants said Scenario A would preserve the original building while demolishing the annex. Scenarios B and C would involve full demolition of the existing structure.
Much of the discussion centered on survey results collected from 103 residents between March and April. According to the consultants, 83% of respondents preferred housing in some form for the site, with 42% specifically supporting senior housing. Affordable housing, workforce housing and housing for veterans were also mentioned.
The survey also showed strong support for preserving open space and adding amenities such as playgrounds and a dog park.
“The biggest overall lesson, or key takeaway from the survey, was that neighborhood fit is critical,” said consultant Katie Kelley. “The survey showed strong support specifically for housing that was small scale, that was affordable for Marblehead residents, that was well designed, that fit in well with the surrounding neighborhood and area.”
But several residents questioned whether the survey results accurately reflected broader community opinion.
“You only got 103 responses,” one resident said during the meeting. “This is a town of 20,000 people.”
Another resident argued that neighbors closest to the property should have greater input.
“The people most affected by this,” the resident said, “shouldn’t live with decisions based on 103 responses.”
Parking, traffic and density emerged as recurring concerns throughout the discussion. Several residents warned that redevelopment could intensify congestion in the neighborhood, while others argued the former school generated relatively little traffic outside pickup and drop-off times.
Residents also raised concerns about the site’s physical challenges, including steep slopes, underground springs and possible ledge.
“There’s a mountain of unused bricks that were just pushed with the bulldozer and buried over with dirt,” one resident said. “I don’t see how some of these land.”
Consultants acknowledged the site’s limitations and emphasized that further engineering and soil studies would be required before any development could move forward.
The property’s asbestos contamination also drew attention. Officials said the estimated cost of asbestos abatement alone is less than $150,000, while demolition of the annex could cost about $500,000 and demolition of both buildings about $1 million.
Some residents focused on the town’s broader housing needs.
“I do believe that it is the responsibility of the town to create housing for seniors, affordable housing,” one resident said. “I am personally against the single-family housing.”
Others worried that a developer would ultimately build 40B housing “like on Tioga Way. That’s what we don’t want.”
Resident David Modica, whose Town Meeting comments about Marblehead’s 3A plan went virtual, was in the audience.
He said the May 20 debate highlighted broader tensions in Marblehead over housing and development.
“People said they wanted senior and affordable housing,” Modica said. “But then people also don’t want affordable housing.”
Modica said he believes many residents remain resistant to significant change at the site.
“I don’t think these people want to build anything, because they don’t want noise,” he said.
He also questioned whether the town can continue limiting housing opportunities while maintaining its workforce and tax base.
“We can’t be a town for old people. We can’t only build senior housing,” Modica said.
Modica argued that many workers who serve the community can no longer afford to live in town.
“We have guys who drive from New Hampshire,” he said, referring to some workers who commute to Marblehead.
Brendan Callhan, director of the town’s Community Development and Planning Department, repeatedly emphasized that the concepts shown were preliminary and that no final decision has been made about the site’s future. The Select Board will review feedback from the forum and determine next steps, which could include additional due diligence or issuing a request for proposals from developers.
