Monthly Archives: June 2022

MSH – Trinity Financial’s Proposal

Posted on June 4, 2022 | Comments Off on MSH – Trinity Financial’s Proposal
Update from the Town of Medfield, Board of Selectmen
View this email in your browser


The Chapel

Medfield State Hospital Redevelopment:

Trinity Financial’s Proposal

The following is excerpted from Trinity Financial’s proposal submitted in August 2021, in response to the Town’s Request for Proposals for the redevelopment of the Medfield State Hospital. Trinity provided updates from their ongoing due diligence process for this correspondence.
 
Perched high at the northwest corner of Medfield, overlooking the Charles River and nestled amidst a bucolic landscape of trees and walking trails, sit the majestic buildings of the former Medfield State Hospital Campus. The redevelopment of the Campus is a significant and important undertaking, breathing new life into buildings that have sat dormant for
many years, and reimagining the site as a destination for health, wellness and creativity.
 
At the end of the 19th century, the Medfield State Hospital’s historic layout represented an innovative approach to mental and physical health. With an emphasis on rehabilitation and recovery, the design enabled patients to live in a light and airy home-like setting as opposed to a single central building. Today, in a post-pandemic environment, the attractiveness of the cottage plan, with its village green and wide-open spaces, provided the inspiration for our reimagining of the site as a haven for future residents who seek respite in the outdoors and the arts.
 
The development team’s proposal draws inspiration from the site’s history to design a series of places, for residents and the public alike, that transform the perception of the property from one of “institutionalization” and “confinement” to one of open air, interaction, and healthy living. Much in the way that the original campus was a leader in its time in terms of progressive and humane thinking about the treatment of mental illnesses, our goal is to elevate this development into
high quality multi-family housing, that welcomes the public into parts of the campus and taps into the synergies created by the interaction of residents, visitors, and the arts.
 
Trinity’s proposed redevelopment of the MSH Campus will be tailored to meet the contemporary housing and recreational needs of the Medfield community, by preserving spectacular open space for public enjoyment, and reimagining the existing historic buildings as new homes for a wide range of residents. This hillside location, with its stately buildings, old growth tree canopy, and spectacular open space, will be embraced as an enriching environment for residents and neighbors alike, reconnecting them to a greater outdoors and creative community.
 
Trinity’s redevelopment approach utilizes the Commonwealth’s sustainable development principles, environmental impact, and conservation of resources. The plan incorporates a strategy to address energy efficiency, carbon emissions reduction, and water use as well as high energy performance building standards and landscape preservation.


Trinity’s campus renewal plan respects and enhances the historic character of the site, while reshaping the identity of this place as a revitalized neighborhood environment. Built in a Queen Anne style typical of this generation of hospital institutions, these buildings will be renovated to offer a decidedly residential feel. Residential apartments will be combined with creative amenities to complement the new Cultural Arts Center. Open spaces will be reinvigorated to create more accessible, inviting, and usable areas. The plan connects open space elements across the site, encouraging walking and casual, chance meetings for residents.
 
Key features of this renewal plan include:

A True Mix of Uses –The plan proposes the adaptive reuse of the existing buildings into multifamily housing and ancillary amenity space, comprising approximately 351,259 SF, excluding attics and basements. Trinity’s plan marries complementary residential uses with the proposed Cultural Alliance of Medfield’s plan for cultural and arts uses on Buildings 24 and 25. Additionally, it invites community use of open space, to anchor and sustain residents of all ages and interests. The proposed building program provides a diverse array of unit types, service space, and amenity areas.

The certified Historic Rehabilitation of the Buildings

The Proposed demolition of Non-Contributing buildings Number 10 (Mechanic/Machine Shop) and Number 27b (Bakery/Food Service)Support for the Cultural Alliance of Medfield’s plan for the Cultural Arts Center in the Lee Chapel and the Infirmary (Buildings 24 and 25).Responsive to MSH Design Guidelines – The proposed plan is responsive to the priorities called out in the 2018 Medfield State Hospital Strategic Re-Use Master Plan Medfield’s priorities for reuses of the MSH property in the following manner:

Maintains and enhances the character and values of the town of Medfield and its residents. Our plan is the adaptive reuse of all campus buildings (other than those proposed for demolition) without new construction. No new buildings are proposed. This plan assures preservation of the hilltop quadrangle and long views from it. Reuse of existing buildings will preserve viewsheds between buildings and the historic rhythm/spacing of the campus buildings.

Addresses Town housing needs. By staying within the historic footprint of the building we are providing opportunities for those individuals who are downsizing and would like to remain in the area. Our inclusion of 25% affordable housing for the site is aligned with the Town’s Housing Production Plan.

Achieves reasonable economic and financial impacts on Medfield residents and Town services. Our plan is in the best financial interest of the Town, who will benefit from the new property and excise taxes that are derived from new residents. Many of the expenses the town currently incurs on maintenance of the property will be assumed by the ownership of the site.

A Celebration of History. We will work within the Secretary of the Interior’s Standards for Rehabilitation, respecting the historic integrity of the grand buildings. Adaptive use will preserve all “character defining features” of the exterior and interior, including entries, corridors, and stairways. While we are not expecting major new additions, we may need to add some entry stoops/ramps for accessible building entry that will complement, rather than replicate, the historic character of the site and buildings. There may be some connectors and service additions that were added on over the years that we propose to remove; we will work with the preservation consultant to determine which elements can be modified. We will reuse all the existing entry lobbies and incorporate additional exterior doors into unit entries if they meet accessibility guidelines. Broad porches will again provide a place to sit and enjoy the outdoors. Where existing buildings offer windowed gabled ends, we may take the opportunity to create some duplex units up into building attics, if feasible.

Community & Art – Central Gathering Space – Buildings at the center of the open green will be developed with Arts and Community Uses. At the heart of the community, Buildings 24 & 25 – the former Chapel and Rectory, will be the Cultural Arts Center, inviting the broader community onto the site. Supporting that use, we propose to endeavor to create an artist preference for 10% of our affordable rental units. Located between these buildings, Building 26 will become a Community Clubhouse, an amenity destination for residents and neighbors alike. Interior streets will be decoratively paved and raised to slow traffic but allow drop off and access to parking courts. The open space created by the demolition of the Kitchen building will provide space for an open landscape, allowing an opportunity for residents to spontaneously play frisbee or lounge on picnic blankets and read a book. Widened sidewalks will be landscaped to provide places to sit and engage. Accessibility will be enhanced. 
 

Please mark your calendars for the upcoming public event:

June 9 at 7 pm: Pre-Town Meeting MSH Info Session (Location TBD)

June 18 at 9 am: Trinity Financial open office hours at the Medfield Town Hall – all are welcome 


For more information, please go to https://www.town.medfield.net/1959/Medfield-State-Hospital.
 
Please use the form at this link to submit questions and comments  to the Medfield State Hospital Development Committee regarding Trinity Financial’s proposed redevelopment of the Medfield State Hospital.

 FOR MORE INFORMATION, PLEASE CONTACT:
Nicholas Milano, Assistant Town Administrator
nmilano@medfield.net  781-856-5287

Comments Off on MSH – Trinity Financial’s Proposal

Posted in Development, Medfield State Hospital

MSH/Trinity – FAQ

Posted on June 4, 2022 | Comments Off on MSH/Trinity – FAQ
Update from the Town of Medfield, Board of Selectmen
View this email in your browser

The Chapel

MSH Q&A

What is the status of the Medfield State Hospital redevelopment effort?  

In November of 2021, the Board of Selectmen designated Trinity Financial’s proposal as the most advantageous response to the Request for Proposals issued in April, 2021.  In March of this year, the Selectmen executed a Provisional Designation Agreement with Trinity Financial which outlines a potential sale of a portion of the property for purposes of redevelopment and initiated a formal “due diligence” period for Trinity to commission various technical studies and to further engage with Town representatives to refine their proposal for the property.   

 How can I find out more about the Medfield State Hospital and the proposed redevelopment? 

There are many resources available to learn more about the Medfield State Hospital and the proposed redevelopment:Town of Medfield webpage on the Medfield State Hospital.The Request for Proposals for the Medfield State Hospital released in April 2021.Copies of the two proposals received and links to the interviews conducted with Trinity Financial and Pulte Homes.Meeting minutes of the Medfield State Hospital Development Committee –Sept, 2018 – presentVideo of the April 6 Listening SessionVideo of the May 18 Trinity Financial presentation at the Council of AgingUpcoming events, including:June 9 at 7 pm: Trinity Financial presentation; location TBDJune 18 at 9 am: Trinity Financial open office hours at the Medfield Town House – all are welcomeAdditional sessions and/or committee meetings TBD Will

Medfield residents take a vote on whether to approve the sale?  

Yes, any sale of Town-owned land at Medfield State Hospital is subject to state requirements governing disposition of municipal property.  These requirements include a Town Meeting vote to approve any proposed sale of any portion of the property.

 When is the Special Town Meeting? 

The date for the Special Town Meeting has not been finalized but is anticipated to be scheduled for the week of June 20 at the Medfield High School. 

 What will we be voting on at Town Meeting? 

The Town Meeting will be asked to authorize the Board of Selectmen to sell portions of the Medfield State Hospital property in accordance with the Land Disposition Agreement negotiated by the Board of Selectmen with Trinity Financial. The proposed sale area of 45 acres is about 35% of the Medfield State Hospital land acquired by the Town in 2014.  The Town would retain 65% of the property it acquired in 2014, including extensive open space and recreation areas north of Hospital Road and all of the 40 acres the Town bought south of Hospital Road.

 What is the threshold needed to approve the proposed sale at the Town Meeting? 

2/3 of Medfield voters in attendance at the Special Town Meeting need to vote to approve the sale of the property subject to the terms of the Land Disposition Agreement.
 
 Will the proposed Land Disposition Agreement that the Town will sign with Trinity be available for review before the Special Town Meeting? 

Yes, the Board of Selectmen will release the Land Disposition Agreement prior to the Special Town Meeting.
 
 What is the Trinity Financial’s proposal?  What type of housing is proposed? 

Trinity Financial proposes to use federal and state historic tax credits and other resources to historically rehabilitate virtually all of the brick buildings on the site to create new rental apartments.  The Land Disposition Agreement will cap the number of potential housing units at 334 units.  For at least five years following construction, the property must remain rental apartments in accordance with requirements of the historic tax credit program.  It is possible after that point that some or all of the units could be converted to homeownership, at the developer’s option. 
 
The proposal includes a mix of studio, one-bedroom, two-bedroom, and three-bedroom apartments.  During the formal due diligence period, Trinity is securing architectural and other reports regarding building conditions and capacity, and also meeting with Town boards and committees to refine the proposed unit mix. The final proposed unit mix will be established prior to Special Town Meeting.

 What happened to the concept of including commercial space, stores and restaurants? 

After the Town bought Medfield State Hospital lands from the Commonwealth in 2014, it initiated a strategic planning effort that culminated in the publication of the Medfield State Hospital Strategic Reuse Master Plan.  Various scenarios were described in the Master Plan, and the Plan’s “preferred scenario” envisioned housing along with other uses such as limited commercial space and an assisted living facility. In 2019, the new zoning approved for the Medfield State Hospital (the “Medfield State Hospital District),” allowed for these uses by right.
 
The Master Plan was a conceptual document to identify potential uses of the site.  When the Town released the Request for Proposals, it referenced the Strategic Reuse Master Plan but did not require respondents to adhere to the Master Plan or its “preferred scenario”.  This was intended to ensure that any proposals received by the Town would reflect projects that developers saw as economically viable to construct and operate over the long term.  Ultimately, none of the proposals submitted to the Town included any uses other than residential.

 Are there any affordable housing units in the project? 

25% of the units will be affordable and restricted to those earning less than 80% of the Area Median income in order to comply with the Town of Medfield’s Inclusionary Zoning bylaw. In addition, these units will count towards the Town’s Subsidized Housing Inventory (SHI) for compliance with the state law known as “Chapter 40B.”
 
40B requires that all communities have 10% of their housing be affordable and recorded on the SHI. If not, then developers are able to construct housing projects without needing to adhere to local zoning bylaws. With the approval of this project at 334 units, it is estimated that Medfield will move well over 10% on the SHI, thereby ensuring compliance with 40B for the foreseeable future and protecting the Town from hostile development proposals.   
 
For more information on the Town’s housing objective, please see the updated Housing Production Plan, which was approved by the Planning Board on February 7, 2022 and by the Board of Selectmen on February 15, 2022. The document was sent to DHCD for final approval on February 22, 2022. View the plan HERE and DHCD approved Medfield’s Housing Production Plan valid through February 22, 2027.

 What costs has the Town incurred since purchasing the Medfield State Hospital from the Commonwealth of Massachusetts? Has the Town generated revenue from leasing out the property? 

Since the Town purchased 127 acres at Medfield State Hospital for $3.1 million in 2014, the Town has spent over one million dollars on costs associated with maintaining the structures, security, and performing landscaping activities. In addition, the Town has spent another million dollars on legal services, environmental consultants, planning, and other expenses related to the environmental remediation of the hospital and planning for the hospital’s future.
 
Beginning in Fiscal Year 2018, the Town began putting revenue from renting out the hospital in a revolving fund so they could be used for Medfield State Hospital maintenance expenses. Since FY2018, the Town has generated revenue from various activities at the hospital, including renting it out to production companies and to the Coolidge Corner Theater for drive-ins, which offsets certain maintenance expenses.

 What are the projected revenues and expenses (fiscal impact) to the Town if the property is developed in accordance with Trinity’s proposal? 

Trinity included an initial fiscal impact analysis in their proposal which is available on the Town website. The fiscal impact analysis estimated net revenues to the Town of $716,000 based on anticipated tax revenue and project related expenses, including the incremental cost of additional students generated by the development.
 
During due diligence, the Town and Trinity are further reviewing the fiscal impact to the Town in light of additional studies and refinement of Trinity’s proposal.  Updated information and more in depth analysis could result in revised fiscal impact projections which will be reviewed by the Board of Selectmen, the Medfield State Hospital Development Committee, and several Town boards and committees, including the Warrant Committee, the School Committee, the Department of Public Works, and others.
 
 What is the Trinity Financial’s proposed purchase price? 

The proposed purchase price to the Town is $2 million.  When the Town purchased the hospital from the Commonwealth of Massachusetts in 2014, it agreed to share proceeds of a sale in accordance with a formula in the Land Disposition Agreement. The Town anticipates that it will receive approximately $1.6 million from the sale, excluding future benefits such as net real estate tax revenues received each year after the project is completed.
 
In addition to the $2 million purchase price, Trinity has made a $25,000 payment to the Town for costs incurred during the RFP development and evaluation process. Trinity is reimbursing the Town for its expenses (up to $525,000) associated with the development and construction of the project, for services such as legal counsel, construction oversight, and consulting costs.  
 
Separate from the purchase price to the Town, Trinity is donating $1 million toward construction of the proposed Cultural Arts Center and additional $250,000 in programming funds for the Center.

 What kind of public access will there be if the sale is approved? 

Presently, the entire campus is open to the public as Town property. While Trinity will take ownership of approximately 45 acres to develop the brick buildings into apartment units (if Special Town Meeting approves), the Town will retain key parts of the campus which will ensure public access in and through the property and continued public enjoyment of open space and recreational areas.
 
The Town will still own the following areas totalling approximately 82 acres:The Green (the open green space leading up to the core campus)The Arboretum (the cottage area, near the Stonegate entrance)The North Field “unbuildable” area (the open space to the north of the core campusThe Water Tower ParcelAll of the former hospital land south of Hospital Road 
The map below shows the parts of the Medfield State Hospital that Trinity would purchase with the yellow overlay.




Trinity is not constructing a gated community.  The roads will remain public roads, like any other public way in Medfield.  During due diligence and as part of the Land Disposition Agreement, the Town and Trinity will develop an easement plan to formalize how the public will be able to access amenities and parking on areas of the campus acquired by Trinity.

 Will the North Field and trails remain open and be accessible to the public for both humans and canines? 

The “unbuildable” section of the North Field (the 15 acres of land behind existing Building 13) will continue to be owned by the Town of Medfield and open to the public.
 
Most of the walking trails are on Commonwealth of Massachusetts property and are unaffected by the sale of the hospital campus; they will remain open to the public.

 How will people park and access the Overlook and trails? 

The Overlook and trails are on Commonwealth of Massachusetts property and have their own designated parking spots which are not included in the sale of the campus; they will remain open to the public.

 How will this development affect the Town’ water and sewer systems? Do we have enough capacity to support this development? 

When the Town was developing the State Hospital Master Reuse Plan and drafting new zoning for the hospital area, the Town retained Pare Corporation to develop a conceptual water and sewer infrastructure plan and to estimate water and sewer demand for a proposal envisioned by the master plan. Pare Corporation’s report and materials are available on the Town website.
 
After Pare Corporation completed their conceptual study, the Town’s consulting engineer Environmental Partners provided a peer review of the water and sewer infrastructure. Environmental Partners also analyzed the water and sewer usage information generated by Pare to determine whether the Town had sufficient capacity to absorb the potential new water and sewer demand. Environmental Partners’ report is available on the Town website.
 
Environmental Partners’ findings were that:MSH development’s estimated peak day water demands of 0.114 MGD could be accommodated under current authorized limits provided that the Town continues to be proactive with its water conservation programs.MSH development’s daily sewer flow of 96,910 GPD could be accommodated by the existing 8‐inch PVC sewer system from Hospital Road to West Mill Street based on the assumptions stated in the report. 
Trinity Financial is not relying on these reports but rather commissioned its own studies as part of its due diligence.  These studies will be shared with the Town and peer-reviewed by independent consultants retained by the Town.  The findings will be discussed in meetings with the Board of Water and Sewerage that are open to the public. 
 
FOR MORE INFORMATION, PLEASE CONTACT:
Nicholas Milano, Assistant Town Administrator
nmilano@medfield.net  781-856-5287

Comments Off on MSH/Trinity – FAQ

Posted in Development, Medfield State Hospital

MSH Due Diligence Information

Posted on June 4, 2022 | Comments Off on MSH Due Diligence Information
Update from the Town of Medfield, Board of Selectmen View this email in your browser

The Chapel

Trinity Financial Due Diligence Information

Trinity Financial has provided the Town with several technical reports obtained as part of ongoing due diligence on the Medfield State Hospital site.  The following due diligence reports and information has been posted to the Town’s website.  The Development Committee is reviewing this information and has arranged for “peer review” by technical consultants the Town has retained.  The peer reviews are expected next week and will also be posted to the Town’s website.

Due Diligence Trinity

Fiscal Impact Analysis* Fougere FIS 05-16-22

Traffic Report* VHB Transportation Impact and Access Study 05-19-22

Utilities & Infrastructure* VHB Preliminary Utilities and Infrastructure Memo

Environmental Assessment* McPhail Environmental Site Assessment Report

Market Study Kenilworth Market Analysis April 2022

* Note: Town Peer Review Forthcoming


Submit Questions and Comments
Please use the form at this link to submit questions and comments  to the Medfield State Hospital Development Committee regarding Trinity Financial’s proposed redevelopment of the Medfield State Hospital.

Upcoming events

June 9 at 7 pm: Trinity Financial presentation; Public Safety Building & Zoom

June 18 at 9 am: Trinity Financial open office hours at the Medfield Town House – all are welcome

June 21 at 6 pm: Special Town Meeting (all voters are encouraged to participate)

FOR MORE INFORMATION, PLEASE CONTACT:
Nicholas Milano, Assistant Town Administratornmilano@medfield.net  781-856-5287

Comments Off on MSH Due Diligence Information

Posted in Development, Medfield State Hospital

Trinity holding 6/9 public forum on its proposed development of MSH site

Posted on June 2, 2022 | Comments Off on Trinity holding 6/9 public forum on its proposed development of MSH site

Trinity’s flyer in today’s Hometown Weekly appears below. The special town meeting (STM) to vote on the proposed deal with Trinity has been scheduled for June 21. The Land Disposition Agreement setting forth the details of the proposed deal should be made public soon – Select Board meeting in executive session at 4PM this afternoon about that LDA.

Comments Off on Trinity holding 6/9 public forum on its proposed development of MSH site

Posted in Development, Medfield State Hospital

Office hours tomorrow 9-10

Posted on June 2, 2022 | Comments Off on Office hours tomorrow 9-10

Select Board Office Hours this Friday


I hold regular monthly office hours at The Center on the first Friday of every month from 9:00 to 10:00 AM. 
Residents are welcome to stop by to talk in person about any town matters.


Residents can also have coffee and see the Council on Aging in action (a vibrant organization with lots going on).

Comments Off on Office hours tomorrow 9-10

Posted in Select Board matters