Housing (3A Zoning)

On May 7 2024, Marblehead residents present on the second night of Town Meeting voted down a rezoning proposal developed by the Planning Board 410-377. Marblehead will likely need to vote again on the proposal, or a slightly modified version of it, before the end of 2024.

What is the proposal?

The Planning Board's proposal would allow the development of multi-family housing in three districts around Marblehead centered on Tioga Way, Pleasant Street and Broughton Road. Reflecting the significant local control Marblehead retains, the proposal contains height limits and minimum lot sizes to align any new construction to the town's existing urban geography.

In total, the Planning Board's proposal would allow for zoned capacity of 897 units in the three zoned areas at a density of 15 units per acre.

To understand the density being proposed, this building sits at 52 Washington Street and was built in 1756. Given the number of units and its acreage, it represents density of 100 units per acre. So the Planning Board's proposal is highly conservative.

Why should seniors support the proposal?

Seniors should support the proposal to access more freedom and choice in housing , while simultaneously securing the town's long-term future.

Since 1970, Marblehead's population has declined by a thousand residents and its median age has increased from 34 to 50: There are now as many residents in Marblehead over the age of 50 as there are under it.

The town has not updated its built environment to accommodate this dramatic change. 75 percent of Marblehead's housing stock comprises single family detached homes. If you are a senior who wants to stay in town, but you don't want to maintain a single family home, there are very few options for you.

Why should families support the proposal?

Marblehead is rapidly losing its character as a family town. In 1970, there were more than 6,700 children aged 17 and under in the town. Today, there are fewer than 4,400.

Many young Marblehead residents are not able to start families here because they cannot find a home to buy. Small families starting out often don't need an entire single-family detached house.

As a consequence, they leave for other parts of the country and Marblehead's population of families, and children, continues to dwindle, which places additional funding pressure on our local schools.

I have concerns...

This is a state mandate

It's true the catalyst for the Planning Board's proposal is a state law commonly referred to as the MBTA Communities Act (MBTA-C) which passed both houses of the state legislature unanimously and was signed into law by Governor Baker and is now being pursued by Governor Healey.

Our argument is that Marblehead should adopt the Planning Board's proposal because it is good for Marblehead. Even without the state's mandate, the underlying budget challenges facing the town as a result of housing would have had to be addressed eventually and this is a great opportunity to do so.

The town is full

The town has actually lost over a thousand residents over the last fifty years. There is no reason to think the town is less capable of supporting its previous population high watermark.

The rate of population growth the Planning Board's proposal would induce is likely to be very slow. On average, Marblehead has issued permits for fewer than 20 units of housing per year for the past 10 years.

The parcels included in the Planning Board's proposal are not large which suggests a slight increase in the rate of new housing permit issuance, not the sudden construction of many new units of housing.

The schools will be overrun

Marblehead is not the only town where the school-age population has declined significantly: School enrollment is down statewide over the last decade

With fewer students across the state, school enrollment no longer tracks with housing production. Other factors, such as parental preferences about where to live are more important.

For example, Beverly, MA has built about 1,400 new units of housing since 2014, mostly on Rantoul St. Over that time, their school district enrollment has remained flat at about 4,500 students.

What are other communities doing?

They are overwhelmingly passing proposals just like the one under consideration by Marblehead!

As of writing, more than 70 towns and cities across Massachusetts had passed rezoning proposals just like the one submitted by Marblehead's Planning Board. Of the towns that have considered rezoning proposals, over 80% have voted yes.

Many of these towns face similar demographic and budgetary issues to Marblehead, hence their enthusiasm for tackling the root cause: A lack of freedom and choice around housing.