MSH Redevelopment News –
Trinity Due Diligence & More Q&A
Due Diligence Reports
1. How many units of housing will there be? Will they be rental apartments or ownership condos?
Trinity’s proposal is for 334 rental apartment units. The Land Disposition Agreement will cap the number of potential housing units at 334 units.
Trinity’s proposal includes 45 studios, 155 1-bedroom units, 100 2-bedroom units, and 34 3-bedroom units. This mix was amended from the original proposal to help ensure the Town can count the entire project toward compliance with 40B and is further supported by interior building measurements obtained by Trinity during the due diligence period. However, the total number of units remains consistent.
- What is the largest and smallest unit type? (SF)
Due to the existing nature of the buildings on site, unit sizes vary. The two smallest studio units are approximately 330 Square Feet. The largest three bedroom units are approximately 1,900 Square Feet. The remainder of the units are proposed to be studio, one-bedroom, two-bedroom, and three-bedroom units within that range of sizes.
- Will there be housing options reserved for seniors on site?
Trinity proposes to restore the historic buildings of the Core Campus, creating 334 new homes for Medfield targeting a mix of income levels. With 25% of these homes as affordable apartments in historic structures, the plan provides alternatives to Medfield’s larger single-family home supply and will be an attractive option for renters and those who are downsizing.
While there are not specifically reserved housing options for seniors, the development team envisions a mixed-income, intergenerational community with housing options for all types of residents and families. In addition, Trinity’s proposed artist preference for 10% of its affordable housing units complements CAM’s efforts to develop a Cultural Arts Center on the former MSH grounds by providing the opportunity to cultivate a true artist community.
Trinity is purchasing the areas known as the Core Campus, West Slope, and a small portion of the North Field around Building #13. The Town is retaining the balance of the North Field, the Green, the Arboretum, and all the land south of Hospital Road.
Public Access will be allowed within and throughout the Medfield State Hospital similar to today. The roads and sidewalks will be public roads and sidewalks, like any neighborhood in Medfield. This will allow visitors to drive and walk around the campus to access the Bellforge buildings (Cultural Alliance of Medfield), the Charles River Overlook and other state-owned land and trails, as well as all of the land that the Town is retaining.
In addition, the Town is securing easements, to enable passage east and west across the campus to the two state-owned pastures that abut the hospital property. Lastly, the Town and Trinity will continue to provide access to groups such as the Norfolk Hunt Club in the same manner that they use the hospital property today.
The below map provides a sketch outline of the area that Trinity would purchase in blue. The orange lines represent easements across Trinity’s property for public use, and the purple outline shows the premises leased to the Cultural Alliance of Medfield (Bellforge).
4. How will developers maintain public access to the site during construction?
During pre-development and redevelopment activities on site, Trinity will work closely with its selected general contractor to create a plan to secure the site and maintain public access to open space. Trinity’s construction plan will be reviewed by the Town during as part of the regular permitting process. Strategies that have been utilized on previous Trinity developments include appropriate construction fencing, on-site security personnel during peak and non-peak hours, consistent and visible signage to reflect ongoing work, careful storage and security of materials and equipment used during construction, and constant communication with adjacent neighbors and the Town on matters such as driving routes and scheduled hours of work to mitigate disturbance to abutting residents.
5. How much public parking will there be?
Trinity’s proposal includes a proposed parking plan for residents and visitors which can be viewed here (pdf pages 29 and 30 of 460). This was based on recommendations in the Medfield State Hospital master plan and Trinity’s experience with parking ratios, as follows:
- 1.5 Parking spaces for studios and one-bedroom homes;
- 2 parking spaces per bedroom for two and three-bedroom homes;
- 1 visitor space for every three units; 111 visitor parking spaces
During due diligence, the housing program unit mix was amended and the current parking count includes a total of up to 700 parking spaces.
6. Will the Cultural Arts Center open in concert with the remainder of the site?
The redevelopment of the Cultural Arts Center is independent from Trinity’s proposal for the site. Both groups are in regular communication to coordinate their efforts and occupancy timelines.
7. Is there potential to expand the number of buildings that will be leased/owned by the Cultural Alliance of Medfield? (CAM)
Trinity and CAM have been in discussions about potential ways to incorporate an expanded CAM program in the future. No final determinations have been made at this point in time.
8. How will the buildings become accessible? (Including installation of elevators)
Trinity is working 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 they are not expecting major new additions, they may need to add some entry stoops/ramps for accessible building entry. Trinity will reuse all the existing entry lobbies and incorporate additional exterior doors into unit entries, if they meet accessibility guidelines. The development team is also exploring which buildings have the capacity appropriate for elevator service. Ultimately all building code and regulatory requirements for accessibility must be met.
9. What are the plans for promoting energy efficiency and sustainability? (Including Solar and Geothermal)
The team will actively integrate sustainability measures that reduce the environmental impact of this historic rehabilitation to the extent allowable by the National Park Service and the Massachusetts Historic Commission. Building energy use and performance will be a critical component to ensuring that the redevelopment is in alignment with and contributing to the Commonwealth’s climate and carbon neutrality goals. Team members with building science and historic expertise will work collaboratively to develop a rehabilitation plan for these historic buildings that includes comprehensive insulation and air sealing of the structures, accomplishing both energy load reduction as well as long term comfort and operating cost benefits for future residents. Historically appropriate, energy efficient replacement windows will complement the insulation approach to fully address the performance of the building envelope. The design is in the very earliest stages and Trinity will be exploring the feasibility of incorporating solar technology. Current plans are as follows:
- Inherently low embodied carbon with the reuse of existing buildings on a currently underutilized site
- Encourage pedestrian and outdoor activity
- Improve operational building performance through new systems
- Sensitive approach to building envelope, including windows and insulation
- All Electric Systems, including efficient heat pump technology, continuous ventilation, and electric hot water systems
- High efficiency lighting with occupancy sensors will be incorporated where suitable
- Energy Star appliances, lighting and low-flow fixtures for residential units.
10. Question from the Medfield Energy Committee: “Brick masonry is tricky to insulate – How will you determine how much insulation you can add? How will the preservation of the millwork affect adding insulation? Will the millwork be removed, to insulate the wall and then reinstalled?
Exterior walls will be furred out four inches to accommodate new systems and insulation. Walls and ceilings will be finished with drywall. Where walls are being furred out, existing historic woodwork will be carefully removed, cataloged, and reinstalled except in kitchens and bathrooms, to preserve the visual relationship of the wall elements. If any trim cannot be retained or reused, it will be replaced in-kind with profiles that match the existing trim. On walls that are not being furred out, historic woodwork will remain except at kitchens and bathrooms. Unpainted woodwork will remain unpainted and will be gently cleaned and revarnished. Painted woodwork will be gently cleaned and repainted.
11. What will the fiscal impact of this project going to be on the town?
The project is expected to have a positive financial impact on the town. Trinity engaged Fougere Planning and Development to complete a fiscal analysis which has also recently been peer reviewed by the town’s fiscal consultant, Karl F. Seidman Consulting Services. The study concluded that after taking into account all related revenues and expenses, the project will provide according to the Seidman study, “a range of $565,481 to $768,681 of net new revenue to the town.” This net revenue takes into account additional expenses to the town, including potential costs for police, fire, DPW and, most especially, schools.
12. How did Trinity arrive at its projection for the number of school age children?
Trinity included a preliminary fiscal analysis in their response to the RFP, and reviewed these conclusions with the Superintendent of Schools during the due diligence period. Trinity’s consultant based its findings on recent projects in Medfield and surrounding areas to estimate the potential number of school age children that might be generated by the Trinity project. Based on the consultant’s information, they re-estimated that between 61 and 66 school age children would live at the property upon stabilized occupancy. The number of students and cost of these additional students was factored into, and supported by, the peer reviewed fiscal analysis mentioned above.
13. How would Trinity determine if a building’s condition meant it could not be renovated? Is that determination reviewed by a third party? Will a demolished building be rebuilt as it was?
Two buildings (Building 10/Machine Shop and Building 27-B Bakery/Food Service Building) were proposed to be demolished at the time of the RFP response due to their status as non-contributing buildings. Trinity is not proposing new construction or replacement of Buildings 10 or 27-B at this time. Trinity is very experienced with historic restoration and has engaged highly qualified architectural and engineering firms with this expertise as well. Determinations on historic restoration are subject to review by the National Park Service and Massachusetts Historical Commission, as well as the Medfield Historic District Commission.
14. How do the historic tax credits work?
Trinity proposes to undertake certified rehabilitations of all the buildings in the Disposition Area (excluding Buildings 10 and 27B) utilizing state and federal historic tax credits. The scope of work, to be reviewed and approved by the National Park Service and Massachusetts Historical Commission, will be consistent with the Secretary of the Interior’s Standards for Rehabilitation of Historic Properties and the Hospital Farm Historic District historic district design guidelines. Trinity understands the Cultural Alliance of Medfield is undertaking a certified rehabilitation of Buildings 24 and 25 for reuse as a Cultural Arts Center. As the property is a “functionally related complex” as defined by the NPS for the historic tax credit program, Trinity will work cooperatively with CAM to ensure that all work undertaken by both parties meets the required standards for approval.
15. What are the projected numbers of residents who will live on the site once it is developed by Trinity?
The maximum number of housing units is 334. Trinity projects a range of 700 to 800 occupants on site based on the conservative assumptions below:
- Studio apartments: 1 occupant
- One-bedroom apartments: 2 occupants
- Two-bedroom apartments: 3 occupants
- Three-bedroom units: 4 occupants
Permitting and Construction
16. What is the permitting process?
Trinity's due diligence included an updated analysis of permitting and relevant land use boards and committees met on Tuesday, June 7th via Zoom to review and provide comments. In addition to Federal and State permits, Trinity anticipates the need to obtain the following local approvals from the Town of Medfield:
Medfield Planning Board
• Proposed Project and Development Plan Approval
Medfield Historical Commission
• Demolition permit for Buildings 10 and 27-B
Medfield Historic District Commission
• Certificate of Appropriateness
• Certificate of Non-Applicability
• Certificate of Hardship
Medfield Building Department
• Application for Permit to Demolish Structure
• Medfield Building Permit Application - Commercial & Multi-Family
• Final Construction Control Document
• Certificate of Occupancy
Medfield Highway Department
• Street Opening Permit
Medfield Public Works Department
• Trench Permit
Board of Water and Sewer
• License to Install Water & Sewage
• Residential Building Water Application
• Residential Building Sewer Application
If the project is approved by Town Meeting, Trinity will promptly begin detailed design and permitting. Various approvals by Town of Medfield boards and committees, as well as state and federal agencies, will be required. There will be many other opportunities for the public to provide input on the project.
17. How will hazardous materials such as asbestos and lead be mitigated on the site?
Trinity and its consultants have completed both an Environmental Site Assessment and a Lead and Asbestos Surveys for the MSH site. Recommendations for the remediation and mitigation of hazardous materials include proper identification and disposal of hazardous materials, compliance with OSHA Regulations and protections for workers, and project oversight with on-site technical expertise during abatement work.
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.
- 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 Administrator