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

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.

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).

Bluebird today

One of my favorite birds at one of the bluebird houses I built. Photo from our kitchen window. Unfortunately wrens were already in occupancy and unwilling to vacate. Still nice to see the bluebirds around the house.

Time to visit the fringe tree at MSH

Photos taken yesterday evening.

“Heart of the Lion” Awarded to Medfield’s Kathy Thompson

From Patch –

Community Corner

Medfield Lions Present “Heart of the Lion Award”

The “Heart of the Lion Award” presented to Kathleen Thompson, MS, RN, Nurse Leader, Medfield Public Schools.

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Colleen M. Sullivan,Patch MayorVerified User Badge

Posted Wed, May 25, 2022 at 3:08 pm ET|Updated Wed, May 25, 2022 at 6:43 pm ETReply

  • https://patch.com/img/cdn20/users/321386/20220524/093018/styles/patch_image/public/279893169-5101180803250505-7678825106061603733-n___24092232763.jpg
  • Nurse Kathy Thompson and Lion Barbara Gips (Photo courtesy of Medfield Lions Club)
  • https://patch.com/img/cdn20/users/321386/20220524/093018/styles/patch_image/public/279181660-5101249739910278-6860227847153725115-n___24092204125.jpgHeart of the Lion recipient, Kathy Thompson and Lion Barbara Gips (Photo courtesy of Medfield Lions Club)
Nurse Kathy Thompson and Lion Barbara Gips
Heart of the Lion recipient, Kathy Thompson and Lion Barbara Gips

“Heart of the Lion” Awarded to Medfield’s Kathy Thompson

At the Medfield Lions May dinner meeting, the “Heart of the Lion Award” was presented to Medfield resident, Board of Health member and Medfield Public Schools Nurse Leader, Kathy Thompson by Lion Barbara Gips.

Kathy and her husband, Newton were invited to this dinner meeting as guests of the Lions and Kathy was presented with this well-deserved award.

The letter of nomination stated the following:

“I nominate Kathy Thompson for the Medfield Lions Club Heart of a Lion Award 2022.

Find out what’s happening in Medfieldwith free, real-time updates from Patch.

Let’s go!

Kathy is the head nurse in the Medfield School District. In her free time, Kathy organized 9 vaccine clinics. Without Kathy’s vision and civic mindedness, these clinics would not have come about. Kathy asked for volunteers to help with the clinics and they happily gave up their time for Kathy’s mission of serving the community and making it as easy as possible to get children vaccinated. A local resident and owner of Birds Hill Pharmacy in Needham brought the vaccine to the clinics. It did take a village, and Kathy would be the first to thank everyone else, but the clinics would not have taken place without Kathy’s leadership.

Parents were so grateful they could bring their children 5 years and older to these clinics. The children would see familiar friendly faces, watch cartoons and be given drinks and snacks after their vaccine generously supplied by Kathy. Kathy’s wonderful husband worked at the entrance greeting and inputting the insurance information into the laptop. The most humble and community orientated couple I know.

It is thanks to Kathy organizing these clinics that Medfield has over 95% of 5 years old through High School kids vaccinated and gave out over 600 vaccines.”

Congratulations, Kathy Thompson!

How to talk to children about the tragic event in Texas

From Riverside Community Care –

 


We are sharing information developed by the Riverside Trauma Center on how to help children cope with the frightening news about the Uvalde School Shooting. We hope these resources provide a source of comfort and support during this difficult time. Please feel free to share it with family and friends.  

A Personal Note in Response to Uvalde’s School Shooting  

After hearing the news of the mass murder of students and teachers in Texas, many of us will experience a range of reactions. This is especially true for children.  

Reactions may include emotions (sadness, anger, shock, fear, etc.), changes in thoughts (difficulty concentrating, repetitive thoughts of the situation), physical reactions (feeling sick, headaches, not sleeping well, etc.) and behaviors (returning to older behaviors such as bedwetting, needing physical closeness with parents, fighting more, etc.).  

Traumatic events often lead people to feel they have lost control of their sense of safety.

Here are resources on how to help children cope with the frightening news and their reactions:  

Talking with Children About Traumatic Events

Talking to Children About a Shooting (from nctsn.org)

Children and Trauma    

Be well,

Your friends at Riverside

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Message from the Superintendent- Reaction to Event in Texas

Email last night from the Superintendent to parents about the shooting in Uvalde, TX and the Medfield Public School’s preparedness. Who would ever have imagined that in our small town we would ever need to be doing such planning. Medfield is about the same size as Uvalde. –

++++++++++++++++++++++++++++++++++++++++++++++

From: Marsden, Jeffrey
Date: Tue, May 24, 2022 at 9:24 PM
Subject: Message from the Superintendent- Reaction to Today’s Event in Texas

Dear Medfield Families,

We are all devastated to learn about the latest senseless tragedy to happen in our country. The details that continue to emerge from the school shooting in Uvalde, Texas are absolutely heartbreaking. We will continue to keep the children, families, and entire Uvalde community in our thoughts during this unimaginable time. 

The safety of our students and staff continues to be our top priority in the Medfield Public Schools. We have worked hard over the past several years to put safety measures in place. We have collaborated with the Medfield Police and Metro-LEC (Norfolk County’s SWAT team) to implement lockdown (safety) drills in each school. These drills have served as risk assessments and as a result,  improvements have been made in each school. Window shades and interior locks have been added and replaced, shelter-in-place areas have been changed, and internal communication methods have been improved. Prior to the pandemic, all teachers and staff participated in a very intense (and uncomfortable) afternoon of active shooter training with Synergy Solutions and the Medfield Police. This training focused on keeping our students safe in the event of an active shooter in our schools. The very realistic training included “live” gunshots and a variety of scenarios for us to practice and react to in real-time. Although many teachers and staff were very anxious about the training, the feedback was positive as our teachers and staff now have new strategies to handle this type of situation. I review the strategies/plans with new teachers at every new teacher orientation in August.

Additional safety measures have been added throughout the district including a School Resource Officer, capital investment in security cameras, restricted access to buildings, and others that most people, by design, would not even notice. On the advice of law enforcement, we never share our plans publicly or post them on our website. Last summer, the Medfield School Committee and I met with Chief Guerette to review, assess, and update our emergency plans. The security in our district is always evolving and the “plan” is never complete. 

In addition to security measures, our focus on social-emotional learning is equally important. Our schools have teams of counselors, teachers, and administrators in place that meet regularly to support students and work with families that need assistance. The addition of counseling at the elementary level, school adjustment counselors at the MS and HS, and a Director of Social Emotional Learning has helped us provide greater support to students and families. Our Social-Emotional Task Force has worked over the past several years to make recommendations for various improvements for the children and adults of our school district. Our new MHS schedule and revised homework policy are tangible improvements that emanated from this group.

The images and news reports over the next few days will be difficult for us to watch and hear. Even if your child does not watch the news, if they carry a smartphone, they could be inundated with information about this horrific event. Please refer to Talking to Children About Violence: Tips for Parents and Teachers and How to Talk to Kids About School Shootings to assist you with these difficult conversations. As always, our dedicated and talented staff is available to support your children during this difficult time. Please reach out to any of us if you need any support assisting your child with processing this event. Please remember the safety of our students and staff will always be our number one focus.

Sincerely,

Jeff Marsden

Jeffrey J. Marsden, Ed.D

Superintendent 

Medfield Public Schools

508-359-2302

Follow me on Twitter @JeffreyJMarsden 

#medfieldps  #medfieldpln

Racial injustice vigil – 7:30 PM Wednesday

From Nicole Silvestri Hall –

Tomorrow is the second anniversary of George Floyd’s murder. Please join us as we honor his life, remember the grave injustices we witnessed that day, and acknowledge the many ways we continue to experience and/or witness racial injustice today. Show up to stand up against hate, intolerance, bias and racism in all forms. 

Hope to see you there! 

Candlelight Vigil 

Wednesday May 25, 7:30pm

First Parish Church  

26 North Street Medfield

See attached flyer for more details. Please forward this invitation to your personal networks if you can.

Wednesday, May 25th - 7:30pm
First Parish Unitarian Universalist - 26 North Street, Medfield
For more information: 508-359-4594, minister@firstparishmedfield.org
A Light in the Darkness
Candlelight Vigil
Come join us for this outdoor candlelight vigil
that will begin on the steps of First Parish
Unitarian Universalist in Medfield.
We will mark the second anniversary of the killing
of George Floyd, and honor all of those
who have lost their lives over the past two years
to the devastating effects of racism.

MSH development FAQ – read up for STM

Trinity Financial’s due diligence investigation is ongoing, as are the negotiations over the details of the terms. The plan is to have a special town meeting (STM) in June at which residents will decide whether they want the deal with Trinity and the development Trinity proposes. The Trinity proposal closely tracts the building reuse and housing numbers that our town study committee recommended.

From the Town of Medfield –

Lee Chapel at MSH

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 – present Video of the April 6 Listening Session Video of the May 18 Trinity Financial presentation at the Council of Aging Upcoming events, including: 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 Additional 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 campus The Water Tower Parcel All 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