The last two days I had to walk back and forth to the downtown. Both days I asked the people working on the Starbucks why the place was being renovated, and today I struck paydirt. Today I happened to have asked the store manager for the last five years as he was retrieving things from one of the two massive containers out front.
The answer was that Starbucks started as exclusively a coffee place, without any food at all, but that now half of its business is cold drinks, including many fruit juices. Secondly, they now are also selling lots of foods. Thirdly, this particular store turned out to be a lot busier than it was originally projected to be. So the renovation was done to service both the broader and greater demands of the current customers.
BTW, the first person I asked yesterday had no idea – he was likely one of the workmen for a contractor.
Special Edition – March 26, 2024IMPORTANT UPCOMING PUBLIC HEARINGS
There’s a lot to digest with the MBTA CommunitiesZoning 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:
(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.
Posted onJune 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.
Comments Off on Trinity passed at STM, almost unanimously
Posted onJune 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 theMedfield 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
Comments Off on Message from the School Committee Special Town Meeting Tonight and School Committee Vote in Support
Posted onJune 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.
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.
Posted onJune 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.
Comments Off on Mailing for STM re Trinity proposal for MSH
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]
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:
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
I started this blog to share the interesting and useful information that I saw while doing my job as a Medfield select board member. I thought that my fellow Medfield residents would also find that information interesting and useful as well. This blog is my effort to assist in creating a system to push the information out from the Town House to residents. Let me know if you have any thoughts on how it can be done better.
For information on my other job as an attorney (personal injury, civil litigation, estate planning and administration, and real estate), please feel free to contact me at 617-969-1500 or Osler.Peterson@OslerPeterson.com.
Medfield02052's Blog 