Category Archives: Development

MBTA Communities Act Zoning guest post by Chris Potts

Posted on March 27, 2024 | Comments Off on MBTA Communities Act Zoning guest post by Chris Potts

Guest post by Chris Potts, shared from her Medfield Insider –

Click here to see the better formatted version that Chris did, which does not look as good here    


Special Edition – March 26, 2024IMPORTANT UPCOMING PUBLIC HEARINGS



There’s a lot to digest with the MBTA Communities Zoning article coming up for a vote at this year’s Town Meeting on Monday, May 6 at 7 p.m. in the Medfield High School gym.
Here are two chances to learn more, ask questions, and become better informed far in advance of the meeting:

Public hearings via Zoom

1. Thursday, March 28 (6:30 p.m. bylaw review, 7:30 p.m. public hearing)

2. Monday, April 1 (7:30 p.m.)

(Do you plan to attend? Would an in-person information session before Town Meeting be helpful? Your feedback here will be relayed to town officials.Questions can also be directed to Maria De La Fuente, Director of Land Use and Planning; phone 508-906-3027).

Three quick takeaways
MBTA Communities Act only requires special zoning to be created — there is no town mandate to build housing.

Towns retain a certain amount of control over what gets built and where under MBTA Communities Zoning, and no land is taken against an owner’s will because of the law.
Towns become ineligible for state funds due to failure to enact MBTA Communities Zoning by their deadline (Dec. 31, 2024 for Medfield).

Much is at stake with MSH
As noted by Abby Goldenfarb, VP at Trinity Financial, the firm charged with redeveloping the former Medfield State Hospital (MSH) site, “It is imperative that the Town prioritizes compliance with the state housing law requirements imposed by the MBTA Communities Act.” 

In a recent letter to the Select Board, Goldenfarb explained that if a successful town meeting vote is not achieved — as mandated by law — the town will no longer be eligible for the millions of dollars of state grants on which Trinity depends for creation of MSH infrastructure and other redevelopment needs.

Town officials have acknowledged that the new law has created unique challenges for Medfield – a town that has been diligently increasing affordable housing, and created the MSH redevelopment master plan to help achieve its objectives. It has taken more than 10 years for the MSH vision to come to fruition.

“We realize there has been some frustration with the mandate, but the upcoming vote is not the time for any of us to be tilting windmills. For Medfield especially, so much of our state hospital progress is on the line if we do not comply with the new law,” said Select Board member Gus Murby at a recent forum. “Thanks to the work of the Planning Board, we have a solid path forward that will allow us to adhere to the mandate, while still respecting the character of our town.”



A short explanation
The word “zoning” can often make eyes glaze over, but it simply means establishing a set of rules for how land is used, regulating the structures that go on it, and guiding development decisions.

Massachusetts cities and towns have been given the authority to adopt their own ordinances and bylaws. However, in the case of MBTA Communities Zoning, the state is mandating that Medfield and many other Commonwealth communities enact specific multi-family housing zoning by right based on proximity to MBTA transit services.

Medfield has been deemed an “adjacent town” because of its proximity to the Walpole and Norfolk MBTA Commuter Rail.

No mandate to build
As stressed by town officials, the MBTA Zoning law in no way requires that multi-family housing must be built – only that the town rules and regulations (via zoning bylaws) must permit the development plans.
However, unlike the 40B law, the MBTA Communities Act gives towns and cities more flexibility to establish certain parameters and exclusions, which could involve protection of wetlands, historic structures and conservation land.



Arriving at a proposal
Based on Medfield’s “Adjacent Community” status, the state is requiring the town to create zoning that would allow for a total of 50 acres providing a minimum capacity of 750 multi-family units (once again, this refers to zoning only — there is no actual requirement for the units to be built). 

The total unit quota can be reached a variety of ways. For example, no town or city is expected to create one site that can house all of the required units – the state allows multiple districts to be created, as long as certain requirements are met for density, size and contiguity.
After the Medfield Planning Board analyzed all of the variables, allowances, and restrictions underlying the law and took into consideration public feedback, it settled on three town areas (“districts”) to propose for MBTA Zoning compliance at Town Meeting:

The PARC
Medfield Gardens (with Olde Village Square)
Core downtown

With substantial amounts of multi-family housing already located in the districts identified for rezoning, town planners have been able to minimize potential negative impacts of new construction that may be pursued down the road as a result of the MBTA Communities law.
(Pictured: 71 North St., a relatively new multi-housing development with eight units in the core downtown district.)

The path forward
Developing the MBTA Zoning proposal for the town has taken substantial time and effort, and has benefited from the guidance of independent consultants. Multiple officials have recently stated they believe the Town Meeting proposal is the best possible path forward for Medfield to adhere to the mandate.

“We encourage Medfield community members to attend an upcoming hearing and review as much information as possible beforehand, so that questions and concerns can be addressed far in advance of Town Meeting,” said Town Administrator Kristine Treirweiler.

Frequently Asked QuestionsTown Website
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Posted in Development, Downtown, Medfield State Hospital, Zoning

Trinity passed at STM, almost unanimously

Posted on June 22, 2022 | Comments Off on Trinity passed at STM, almost unanimously

The special town meeting (STM) last night went quickly, and resulted in a virtually unanimous vote to proceed with the Land Disposition Agreement (LDA) with Trinity Financial to build 334 units of rental apartments (25% affordable) in the existing buildings at the former Medfield State Hospital site. Over 800 residents were spread out between the gym, a tent in front of MHS, and a separate air conditioned area for seniors in the MHS library.

The Select Board and Trinity signed the LDA last night. Next Trinity will begin its permitting.

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Posted in Buildings, Cultural Alliance of Medfield, Development, Medfield State Hospital, Town Meeting

Message from the School Committee Special Town Meeting Tonight and School Committee Vote in Support

Posted on June 21, 2022 | Comments Off on Message from the School Committee Special Town Meeting Tonight and School Committee Vote in Support

From the School Committee –

Message from the School Committee Special Town Meeting Tonight and School Committee Vote in Support

Dear Parents, Guardians and other members of our community,

As many of you are aware, there will be a Special Town Meeting scheduled for tonight Tuesday, June 21 at 6 p.m. in the Medfield High School Gymnasium.

The primary issue at hand is a to vote to allow the Board of Selectmen to enter into a Land Disposition Agreement (LDA) with Trinity Financial for a specific parcel of the former Medfield State Hospital land, generally known as the “Core Campus (Article 1).

On June 8, 2022, the School Committee met in open session with representatives of Trinity Financial and the Medfield State Hospital Development Committee (MSHDC). We engaged in a comprehensive conversation about the predicted impact of the proposed development on the District. Over the past week, Trinity, the MSHDC, and Town and District Administration have worked to address the Committee’s concerns both informally and within the terms of the proposed Land Disposition Agreement (LDA).

On June 16, 2022, the School Committee again met in open session and discussed Trinity Financial’s response to the Committee’s concerns. In particular, the Committee noted:

  • that the sale and consequent redevelopment resolves an open 20 million dollar liability in hazardous material mitigation costs should we continue to own this portion of the property, which would have a significant impact upon the town’s ability to fund a new elementary school project,
  • Trinity’s responsiveness to the Committee’s concerns regarding space and potential future staff needs.

The Town Moderator, Scott McDermott, has asked that we also distribute this open letter to the community, which includes important details about the anticipated order of the proceedings  

The Medfield School Committee

Jessica Reilly, Chair

Leo Brehm, Vice Chair

Timothy Knight, Recording Secretary

Michelle Kirkby, Financial Secretary

Anna Mae O’Shea Brooke, Member at Large

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Posted in Development, Medfield State Hospital, Schools

STM on MSH 6 PM Tuesday

Posted on June 20, 2022 | Comments Off on STM on MSH 6 PM Tuesday

The Town of Medfield’s special town meeting (STM) is Tuesday, June 21 at 6 PM at the Medfield High School to consider whether the town should proceed with the Trinity Financial proposal for the development of the former Medfield State Hospital site.

FIRST IS THE FOLLOWING FROM THE TOWN WEBSITE, FOLLOWED BY A LETTER FROM THE MODERATOR:

2022 Special Town Meeting

The Medfield Board of Selectmen called a Special Town Meeting for Tuesday, June 21, 2022 at 6:00PM in the Medfield High School Gymnasium (an outside location will also be available) for a vote on the proposed Medfield State Hospital redevelopment.

Last Day to Register to Vote at the Special Town Meeting: Friday, June 10, 2022 by 8:00 PM. 

Pursuant to Chapter 22 of the Acts of 2022 the Medfield Board of Selectmen in consultation and agreement with the Town Moderator have voted to reduce the quorum of the Special Town Meeting to 150 registered voters. 


Town Moderator

Moderator’s Open Letter

Town Meeting Proceedings

Special Town Meeting 

Special Town Meeting Warrant

Special Town Meeting Warrant Report

Article SummaryTM VoteAdditional Information
1. Convey Portions of the Medfield State Hospital Property and Approve Sewer Extension 
TWO-THIRDS VOTE REQUIRED

Warrant Committee APPROVAL
Board of Selectmen Recommend APPROVAL
 		Medfield State Hospital 
Land Disposition Agreement
Sewer Extension Bylaw
Medfield State Hospital Development Committee
Trinity Due Diligence Reports
Medfield State Hospital RFP
MSH Redevelopment Q&A’s
2. Amend the Medfield Town Code Article 300-20 Zoning “Medfield State Hospital District”

Warrant Committee APPROVAL
Board of Selectmen Recommend APPROVAL		Notice of Planning Board Hearing
Planning Board Memo
Medfield State Hospital Zoning District

Attendance:

72114_Medfield_Town Meeting-EDDM-9x6.25_Page_1

SECOND, THE LETTER BELOW IS FROM TOWN MODERATOR, SCOTT F. MCDERMOTT:

To my friends and neighbors in the Medfield community: On Tuesday evening, the voters of our town will gather for a Special Town Meeting to determine if we will authorize the sale and disposition of a portion of the property at the former Medfield State Hospital to a chosen development partner, Trinity Financial. I invite, encourage, and urge all Medfield voters to attend this important and strategic legislative meeting. Tuesday, June 21, at 6:00pm at the Amos Clark Kingsbury High School. • The meeting’s main venue will be the high school gymnasium. We will also provide an outdoor venue under a tent adjacent to the main entrance of the high school. Children are permitted to accompany parents and are encouraged to sit within this outdoor venue. Finally, a socially distanced, air-conditioned option for seniors will be located in the high school’s library. • All registered voters in Medfield are eligible to attend the meeting, participate in the proceedings, and vote on the two Articles open for consideration. The sale and disposition of the land requires a two-thirds vote. • Registration of voters for the Special Town Meeting begins at 5:15pm. Registration is at the main entrance to the high school • The Town of Medfield website www.town.medfield.net has a highly informative and comprehensive library of presentations, meetings, videos, proposals, and answers to FAQ’s. • The Moderator shall preside and regulate the proceedings, decide all questions of order, and make public declaration of the votes. On Tuesday night our collective judgment will set the course for Medfield’s future. We gather as the town’s legislative body. Consistent with our heritage, we use the open town meeting format of direct, democratic, participatory self-government as the instrument for making such a significant decision. We will discuss, debate, and deliberate – and then we will decide. Since the closure of the former state hospital in 2003, many, many of our friends and neighbors have devoted an immeasurable amount of time and effort planning for Medfield’s future and the future of this unique property. We met in a Special Town Meeting in 2014 voting to acquire the land and buildings from the Commonwealth. Then we gathered community input and prepared a comprehensive Master Plan; and we met again in a Special Town Meeting in 2019 to pass zoning provisions for the property. TOWN OF MEDFIELD Scott F. McDermott Town Moderator No matter how you feel about the ultimate determination, I urge you to attend the meeting on Tuesday evening at 6:00pm. Participate -- choose to be a member of the town’s governing legislature. I hope to see you at the high school. Finally, I want to wish everyone in Medfield a great summer of 2022. The last couple of years have been challenging for our community. But the warm nights and long days of a New England summer provide us all the perfect occasion to enjoy, refresh, relax, renew, and re-energize. Have a great summer. Respectfully submitted, Scott F. McDermott Town Moderator

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Posted in Affordable housing / 40B, Development, Medfield State Hospital

Trinity & MSH site- update

Posted on June 15, 2022 | Comments Off on Trinity & MSH site- update

From what I call the Select Board –

Update from the Town of Medfield, Board of Selectmen View this email in your browser

 

Come meet Trinity’s VP of Development Abby Goldenfarb (and her dog Milo) at the grounds of Medfield State Hospital on Saturday, June 18th from 9 am to 11 am. This is an opportunity to ask some final questions prior to the Special Town Meeting on June 21.  

Important Update: The Board of Selectman have scheduled the Special Town Meeting for Tuesday, June 21st at 6:00 PM at Medfield High School.

 
The Chapel

Medfield State Hospital News – Water / Sewer  
Important Update:
 
The Land Disposition Agreement (“LDA”) between the Town and Trinity Financial is available for review on the Town’s website. The LDA sets out important terms of the transaction, including: Land to be acquired which is approximately 45 acres north of Hospital Road Purchase price of $2 million plus reimbursement of Town costs Trinity’s responsibility for environmental remediation Trinity’s obligation to fund all infrastructure associated with the project.  

In addition, Trinity will offer additional mitigation of the development’s possible impact, including improvements to three key intersections along Harding Street and a $1 million mitigation payment for the Medfield Public Schools.
 
Upcoming Events:

Thursday, June 16 at 7 pm: School Committee

Thursday, June 16 at 8 pm: Warrant Committee

Saturday, June 18 at 9 am to 11 am: Breakfast with Trinity Financial at the Medfield State Hospital

Tuesday, June 21 at 6 pm: Special Town Meeting at Medfield High School  

During public information sessions over the last several months, the Town has received important questions about the proposed redevelopment and possible impacts on water and sewer, finances including education costs and capacity, and traffic.  Please see FAQs below for water and sewer capacity.  Stay tuned for additional updates focusing on fiscal impacts (including schools) and traffic mitigation. 

  Does the Town have sufficient water and sewer capacity to support the redevelopment?  
Yes, the Town has sufficient water and sewer capacity to support Trinity’s proposed redevelopment while still retaining capacity under its permits and to allow for future development in Medfield. Two studies have been completed this year, in addition to two studies commissioned by the Town in 2019. All four studies conclude there is sufficient capacity.
 
On behalf of Trinity Financial, their engineering consultant, VHB, developed conceptual water and sewer infrastructure plans, sewer flow estimates, and water demand estimates. VHB’s report is available for review here. VHB anticipates the proposed redevelopment will generate 56,295 gallons of wastewater that needs to be treated by the Town’s Wastewater Treatment Plant. VHB anticipates the proposed redevelopment will require 61,925 gallons of water per day, based on a 10 percent increase over estimated sewer flows to account for non-consumptive uses.
 
The Town hired its engineering consultant, Environmental Partners, to peer review Trinity’s wastewater flow and water demands. The Board of Water and Sewerage also discussed the estimates at their meeting on June 7 and board members noted that there is sufficient capacity. The video of this discussion is available here. Christian Carpenter, a member of the Board of Water and Sewerage, met with the Warrant Committee on June 13 to discuss water and sewer impacts further.
 
Environmental Partners is an engineering firm that performs significant utility engineering for the Town and has assisted the Town with numerous other projects.   Environmental Partners conducted a peer review of VHB’s report on behalf of the Town. The firm agreed with VHB’s estimated wastewater flows and water demand as they were prepared using standard methodology. Environmental Partner’s peer review is available here.
 
Excerpts from Environmental Partners’ peer review are below: Environmental Partners’ initial evaluation finds that current proposed project’s estimated peak day water demands of 61,925 gpd (0.06 MGD) could be accommodated under current authorized limits provided that the Town continues to be proactive with its water conservation programs.   Based upon a review of recent historical April and September WWTP flow data (2019 through 2021), the Town’s existing WWTP can accommodate the estimated sewer generation from the MSH development. The Town is currently working on reducing I/I (Inflow and Infiltration) issues in the sanitary sewer system. The MSH development is located in Sewershed Area 1. The Town should identify an equivalent level of I/I reductions in Sewershed Areas 1 and 2 (contributes to Area 1) to offset the proposed MSH development flows.  
Environmental Partners also reviewed the wastewater flow and water demand in relation to the Town’s existing permits. For water, the Town would have complied with its water withdrawal limits each year since 2011, except 2014 and 2015 when it would have slightly exceeded its permitted withdrawal amounts. Since 2015, the DPW Water Division and the Board of Water and Sewerage have worked diligently to identify and repair leaks. Fixing these leaks decreases the Town’s unaccounted for water (water pumped at our wells but that does not pass through a water meter to a customer) and expands the amount of water capacity under the Town’s permitted amount.
 
The Town’s Water Management Act permit allows the Town to pump an average of 1.51 million gallons of water per day over a calendar year. The Town’s five wells have a design capacity to pump well above the limits in our permit. This capacity will be expanded further upon the completion of the new water treatment plant project at Wells 3 and 4 (anticipated Spring 2023), an important project for the Town which is being pursued irrespective of the proposed Medfield State Hospital redevelopment. 

  Why do we have water bans every summer if there is sufficient water capacity?  
Water use restrictions are separate and distinct from whether the Town has sufficient water capacity.
 
Water use restrictions are determined by the Town’s Water Management Act permit. This permit uses a benchmark of water in the area by using the streamflow in the Charles River at the Dover station.  When the flow in the river is lower than certain thresholds as set in the permit, this triggers the Town to adjust the water restrictions accordingly.
 
In addition, there may be drought declarations by the Commonwealth of Massachusetts that also dictate water restrictions in areas that impact Medfield. These state-imposed restrictions can override the restrictions specified in the Town’s permit. So even though the Town has access to sufficient water and has the ability to pump water from its wells AND the flows in the Charles River may allow for the Town to pump water from its wells according to its permit to higher levels, the state may still require the Town to put restrictions in place during drought conditions.

  Why have we had a water restriction in place since May?  
The Town is currently under a Tier 4 water restriction which prohibits nonessential water use, except by a handheld hose. This restriction is in place due to equipment failure at Well 6 which is anticipated to be repaired by mid-June. If Well 6 were not shut down and the Town did not need to impose this temporary restriction, Medfield would still be under a Tier 3 restriction (nonessential water use only allowed one day per week) due to the current drought declaration by the state for our region.
 
As of Wednesday, June 15, repairs to Well 6 are underway. We will update the community as soon as Well 6 is operational.

   

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.

Trinity Financial Due Diligence information is available on this page.  

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

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Posted in Development, Medfield State Hospital

Mailing for STM re Trinity proposal for MSH

Posted on June 11, 2022 | Comments Off on Mailing for STM re Trinity proposal for MSH

Look for your mailed copy of the postcard that the town sent out as a reminder of the special town meeting (STM) at 6 PM on June 21, 2022 to decide whether to proceed with Trinity Financial on its proposed development for the former Medfield State Hospital site. All the Trinity materials and the town peer review materials and information are on-line, except the Land Disposition Agreement (LDA), which should be finalized and released in days.

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Posted in Development, Medfield State Hospital

MSH – The Disposition Process

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

The Chapel

The Disposition Process

MEDFIELD, MA – “Disposition” is the technical term for selling public property in accordance with requirements under Massachusetts procurement laws (MGL CH 30B). The Town of Medfield formally initiated a potential disposition of portions of the former  Medfield State Hospital in 2021, building on earlier activities including the 2014 purchase from the state, the 2015-2018 strategic reuse plan effort, and the 2019 Special Town Meeting to adopt new zoning for the property.
 
In April 2021, the Town released a Request for Proposals which was released widely in accordance with the requirement found in the Land Disposition Agreement from the State. Two proposals (one with three variations) were submitted ahead of the deadline in August 2021. The Medfield State Hospital Development Committee (MSHDC) solicited public comment, interviewed both developers , and evaluated the proposals under the requirements of CH 30B to make a recommendation to the Board of Selectmen. The MSHDC recommended and the Board of Selectmen approved naming Trinity Financial’s proposal as most advantageous for the Town.  The Town then entered into an exclusive due diligence period with Trinity Financial.
 
In June 2022, the Town will hold a Special Town Meeting to seek authority to “dispose” of portions of the property to Trinity Financial, in accordance with their proposal as may be modified following completion of due diligence and the terms of a negotiated Land Disposition Agreement with the Town. This vote will require 2/3 approval at the Special Town Meeting, just as it did in 2014 when the Town held a Special Town Meeting to buy the property from the Commonwealth and in 2019 when the Town created a new zoning district for the hospital property.
 
On April 6, 2022, the MSHDC held a listening session (watch it here on YouTube) where the MSHDC provided an overview of the Town’s history with the Medfield State Hospital, the land disposition process, Trinity’s proposal, and additional steps leading up to the proposed June Special Town Meeting .
 
More public information meetings will be announced soon, but please mark your calendars for the upcoming events:

.Jun 9, 2022 at 7 pm: Trinity Financial presentation; [see earlier posts for location information]

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

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Posted in Development, Medfield State Hospital

MSH – What are we selling? What are we keeping?

Posted on June 4, 2022 | Comments Off on MSH – What are we selling? What are we keeping?
Update from the Town of Medfield, Board of Selectmen
View this email in your browser

The Chapel

What are we selling? What are we keeping? 

 MEDFIELD, MA – Under the terms of an agreement being negotiated with Trinity Financial and subject to a Yes vote at Special Town Meeting, the Town of Medfield would eventually transfer approximately 45 acres of land north of Hospital Road to Trinity Financial.  The land is almost entirely within the Core Campus and West Slope subzones of the Medfield State Hospital District and is characterized by brick buildings listed on the national and state registers of historic places and within Hospital Farm Historic District. Trinity would obtain federal and state historic tax credits for purposes of redeveloping the majority of the existing buildings into rental housing, and is not proposing to construct any new buildings on site.   
 
Even after an affirmative vote at Special Town Meeting, the land will not transfer until all permits and approvals have been obtained and Trinity has assembled all of the financial resources necessary to start construction on the project, currently estimated at June, 2023.  Following construction completion (currently estimated at December, 2025), roads within the new development will be public and the campus will retain the open and welcoming environment established following the Town’s purchase of certain parcels of hospital land from the state in 2014. 
 
The Town will not be selling certain areas of the site which were included for possible sale within the developer Request for Proposals (RFP) issued in April, 2021.  These are primarily areas zoned for open space, recreational, and agricultural uses:

The Green: the vast green space that runs along Hospital Road and goes up the hill towards the Core Campus (16 acres)The North Field: the “non-buildable” portion of the large open field north of the Core Campus (15.06 acres)The Arboretum: the area that includes the cottages and other buildings near the stone gate to the east of the site (10.89 acres) 

The Town will also retain lands that were never included in the developer Request for Proposals:
 The Water Tower Parcel – the site of one of the Town’s two water standpipes, key parts of the Town’s water infrastructure.

The Laundry Parcel – this parcel, near the Charles River Overlook, is still owned by the state and must complete environmental remediation before the Town will take ownership. The Cultural Alliance of Medfield’s leased premises – in 2018, the Town voted to lease the Chapel and Infirmary buildings and some abutting land within the Core Campus to CAM for purposes of developing a proposed Cultural Arts Center.All lands south of Hospital Road, including the sledding hill, totaling 38 acres.  

In summary, the 45 acres proposed for eventual transfer to Trinity Financial is approximately 35% of the 127 acres acquired by the Town from the State for $3.1 million.  The Town will retain approximately 80 acres, or 65% of the hospital lands acquired in 2014, while ensuring that all areas of the former Medfield State Hospital campus remain open and accessible for residents to enjoy for years to come.
 
More public information meetings will be announced soon, but please mark your calendars for the upcoming events:

.Jun 9, 2022at 7 pm: Trinity Financial presentation; [see earlier posts]

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

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Posted in Development, Medfield State Hospital

MSH – Historic Preservation

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

The Chapel

Medfield State Hospital Redevelopment:

Historic Preservation

MEDFIELD, MA – Through various actions, Medfield has long prioritized preservation of the Medfield State Hospital buildings and campus layout. The Medfield State Hospital (MSH) was first listed in the National Register of Historic Places in 1994. At the time of listing the district encompassed 78 contributing resources and 8 noncontributing resources. The Hospital Farm Historic District was created by Town Meeting in 1994 and includes the buildings and the historic landscape surrounding the buildings north of Hospital Road, and established local review of the eventual reuse of the property long before the Hospital’s official closure in 2003.
 
According to the National Register Registration Form (page 6), the original or first-phase buildings (1896-1897) were designed in the Queen Anne style by Boston architect William Pitt Wentworth. They are unified by the repetition of materials and decorative motifs and are distinguished by individualized plans and massing. All are characterized by red-brick construction, granite foundations, slate roofs, heavily corbelled cornices, segmentally arched windows which typically contained 6/6 sash and transoms, red sandstone watertables and lintels, and decorative angled soldier courses connecting first-story window heads. Those facing the green are arranged in a complex mirror-image pattern.
 
Later buildings from the early 20th century (1898-1914 and later) are generally somewhat larger in scale and designed in a variety of Classical Revival styles. Nevertheless, they generally continue the original red-brick construction, but often substitute cast stone for natural stone trim. Several smaller-scale Craftsman-style cottages and a number of the support/agricultural buildings were added at this time as well. In some cases, the siting of these buildings maintains the complex mirror-image plan. Architects identified for these buildings include such noted Boston firms as Park & Kendall, Shepley, Rutan & Coolidge, and Winslow, Wetherell & Bigelow.
 
The Medfield State Hospital meets criteria A and C of the National Register of Historic Places and is significant on the local and state levels. As a whole, the buildings and landscapes of Medfield State Hospital retain a high degree of integrity and clearly reflect the period of significance from 1892 to 1940.

 

Trinity Financial’s proposal recognizes and seeks to preserve the historic buildings and layout. Trinity’s plan, as described in the proposal, seeks to substantially rehabilitate and preserve virtually all of the buildings to be sold by the Town, consistent with the Secretary of the Interior’s Standards for Rehabilitation of Historic Properties. Trinity’s plans include utilization of federal and state historic tax credit resources in the financing structure, as well as a permitting process and schedule that includes participation with the Town of Medfield, Medfield Historic District Commission, the Medfield Historical Commission and the Massachusetts Historical Commission.
 
More public information meetings will be announced soon, but please mark your calendars for the upcoming events:

June 9 at 7 pm: Trinity Financial presentation; location TBD

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

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Posted in Development, Medfield High School, Medfield State Hospital

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

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