Map of Fernald Site
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Satellite Image of Fernald Site

Reuse of the Fernald Center – A Community Vision

DRAFT
A Work in Progress, January 2005

The Fernald Working Group arose out of a coalition of Waltham community members and residents who wanted to see a community-based proposal for the redevelopment of the Fernald School site, one of the City’s largest and last remaining tracts of developable land. While we are made up of people who are mostly concerned with affordable housing, open space and the current residents, after identifying what we wanted to see happen at the site, we realized we were talking about a new kind of project for Waltham.

Overview

The Fernald Working Group proposes to apply the principles of sustainable development that is environmentally and economically efficient, and that provides long lasting beneift to the entire community, to direct the future use of the Fernald State School site in Waltham, Massachusetts. A large site of approximately 190 acres, the Fernald School property contains all of the elements needed for a model sustainable development:

• enough acreage to enlarge current open space and counteract a history of sprawl in this community
• historic buildings designed by renowned architects in need of renovation for adaptive reuse,
• location in a City and region in desperate need of housing of all types and for all incomes,
• inadequate connections to the current public transportation system which could be improved with minimal effort.
• contaminated land in need of reclamation, and
• economic development opportunities such as corner stores and other small businesses, creating a neighborhood or community center atmosphere.

Because large developable tracts have become available recently, Waltham has been at the mercy of private developers who have pushed through large projects that have been viewed by many in the community as having a negative effect on the environment and further increasing sprawl.  The community of Waltham is united in wanting to preserve open space and at the same time, increase the stock of affordable housing for its citizenry, but only by using ideas that come from within the community.  Our proposal will show that these two desires are not mutually exclusive. We believe that this particular use of the Fernald site will demonstrate to other communities across the state that a balanced development strategy can enable all of us to maintain the character of our communities and provide a spectrum of housing and services without enormously increasing the demand on current infrastructure.

History of Waltham and the Origins of Sustainable Land Use:

Many individual reformers contributed to Waltham’s history and to the history of the Fernald Center. While the institution only moved to Waltham in 1888, it was founded in 1848 with very progressive values by Samuel Gridley Howe , and was the first facility in America for people with developmental disabilities. The residence of Robert Morris Copeland, “father” of the Metropolitan Park System and the oldest part in that system (Beaver Brook Reservation) are located nearby.  Other reformers with Waltham ties include Charles Eliot, designer of the Lyman and Gore estates as well as Robert Treat Paine, an early proponent of decent affordable homeownership and public open space. Robert Treat Paine was a founder of the Workingmens Cooperative Bank that made low interest loans to build worker’s cottages in Jamaica Plain, Roxbury and Dorchester. People with more resources invested in the Bank in order to provide funds for worker’s housing, considered a high-risk investment in the late 1800’s. The grounds of the Paine estate in Waltham—Stonehurst—were designed by Frederick Law Olmsted, also a proponent of open space for the public. In recent history, the Community Preservation Act was signed into law at Stonehurst as a tribute to Paine and Olmsted and how they acted on their values.

The redevelopment of the Fernald School site presents an important opportunity to accomplish numerous community goals that are in line with the legacy these men left to Waltham:

1)      Services for people with developmental disabilities

2)      Creation of new affordable housing

3)      Preservation of historic buildings

4)      Restoration of a brownfield

5)      Stimulation of small businesses

6)      Expansion of Waltham’s open space and greenways

7)      Promotion of transit oriented development

1. Preservation of services for the community, including current residents

The two philosophic approaches to care for people with developmental disabilities, that for institutional services and for complete community integration, have found a home in the discussion of what would be best for current residents of Fernald.  The members of the Fernald Working Group are not professionals in this field and cannot usefully contribute to this discussion.  What we can do is provide ideas for community integration combined with institutional continuity in our vision and planning, while acknowledging that others must decide which approach will be used.

A. Provide housing and services for people with developmental and physical disabilities

We foresee creating or maintaining enough housing units that could include fully supported housing, and assisted living group homes for people with developmental and severe physical disabilities.  Unmet needs for hospice and respite care could also be a part of the re-use plan.  We foresee the development happening in stages, which could enable current residents and staff to remain on site continuously. 

B. Preserve shelter beds for homeless and transitioning families

The site is home to 67 shelter beds operated by Middlesex Human Service Agency for homeless families.  Families benefit not only from the shelter itself, but from other services provided by MHSA to support adults and children in regaining self-sufficiency.  We envision the continued operation of these shelter beds with all of the added services that families currently receive.

C. Develop new services and economic activities to benefit current and future residents

The site’s existing services provide an opportunity for innovative economic development and land use that could cater to DMR and shelter residents whether they live on or off-site.  Potential ideas include vocational training, perhaps in the form of a community workshop where participants can learn a trade or specialized skill.

D. Preserve and enhance public services on site

The therapeutic pool and gymnasium, as well as provisions for physical therapy, dental and medical services currently serve residents and non-residents.  The chapel on the site is also an important part of the Center’s life. All of these services could become part of the community and economic life of the Fernald redevelopment.  The preservation of a public theatre and meeting space, perhaps in Howe Hall, is also a component of this vision.

2. Creation of New Mixed Income Housing

A. Utilize a clustered housing model to expand open space areas

Applying sustainable growth principles to housing development for the Fernald site would include planning for clustered housing development.  The typical suburban formula of creating open space through large lots with well-separated homes is inefficient. Instead, clustering homes within the development zones of the parcel will provide greater density while preserving open space. It is well documented now that open space set-asides are more valuable when the housing is clustered rather than spread throughout the greenspace. Waltham’s zoning supports this concept with Section 8.2, Planned Residential Incentive Zoning which allows clustered multifamily in the most restricted single family zones.

B. Develop enough units to satisfy Waltham's 40B goal

We see the creation of approximately 800 units of mixed-income housing: 200 supportive service units, 50 transitional units for the homeless, 250 rental units and 250 homeownership units. A significant percentage of these would be affordable to low and moderate income families.

Chapter 40B calls for communities to assure that 10% of their housing stock is permanently affordable to low and moderate income residents.  Waltham currently has about 1,200 housing units that count toward this affordable housing goal.  Approximately 800 of these are operated by the Waltham Housing Authority. Approximately 300 more are part of the Francis Cabot Lowell Mill “expiring use” elderly housing development.  The remainder is scattered site small developments created by WATCH CDC and other developers.  Under the city’s inclusionary zoning ordinance, and through current planned 40B developments, a few hundred more units are expected over the next two or three years.  This will leave Waltham about 1,000 units short of its goal. Development of 800 units of housing at Fernald would bring Waltham significantly closer to this goal and meet a level of 40B compliance that would allow the City to appeal undesirable 40B projects.

C.  Provide housing for a range of abilities, incomes, and family sizes; use varied architectural styles and sizes of housing to create a healthy neighborhood

The suggested 200 supportive service units would provide housing for individuals with a range of abilities and cognition and could include hospice care.  Should they still live on site, current residents could be transitioned into these supported units, as well as the elderly and others facing disease or disability.  These units could include group homes for the residents of Fernald who could adapt to this style of living, as well as full time care facilities.

Of the 250 rental and 250 ownership homes, we envision a mix of models and building styles that will provide permanent affordability and good quality housing for individuals and families, including retirees and the elderly.  Ideas include adaptive re-use of older buildings, single family and two-family homes, resident owned co-operatives and co-housing, as well as the more traditional condominiums and apartment buildings. Some housing will be incorporated into mixed-use buildings with commercial space on the first floor.  Housing costs will range from costs that are affordable to those with very low incomes to costs that are at market rate and everything in between.

D. Employ the latest technology in the design and construction of housing

As with the other components of the Vision, housing at Fernald will employ energy efficient and environmentally sound materials and practices in all stages of development.  This could include on-site energy generation, the use of energy efficient heat and cooling systems, recycled building materials and innovative designs. We will seek out designs such as those by architect Moshe Safdie, that use space wisely to create homes that feel spacious and private and take advantage of site-specific features, and those that employ energy efficiency and preservation of the environment in the design of the building as well as in the surrounding landscape.

3. Preservation of Historic Buildings

A. Maintain the historic landmark status of the Fernald site through development that respects this status

Fernald gained the status of historic landmark in 1992. We propose development that would respect this status in every way possible. One historic aspect we would propose is to honor the individual reformers who founded Fernald by incorporating their names into the site, through renaming the roads, buildings, and parks.

B Adaptively reuse historic buildings

Adaptive reuse provides the impetus to rehabilitate and adapt the older buildings that are no longer in use. Adaptive re-use would rehabilitate the buildings which could be rehabbed thoroughly, while others which could not sustain a full rehabilitation could support part of a new building, thus preserving the character of the campus through the facades of the buildings.

There are several buildings on the campus that can be converted to active use and that should be preserved, particularly those built during and before the 1920’s and 1930’s, including those designed by important architects such as William G. Preston, the original Trapelo Road houses, and other historic structures that have been renovated already in the last several years.

4. Restoration of a Brownfield and General Environmental Preservation

A.     Reclaim land and buildings that are unused because of contamination

Instead of abandoning polluted parcels and moving on to develop (and thus pollute) raw acreage, we propose cleaning up and re-using the sites by removing asbestos and other hazards that exist in the grounds and in some of the buildings.  We also envision offering a brownfields remediation course on site in order provide useful job training that can be applied to on-site brownfield restoration jobs and elsewhere in greater Boston.

B.      Develop sustainable and efficient infrastructure to support the entire development

This plan ensures that new development and re-use of the site minimizes strain on services and the natural environment.   We would employ on-site waste water treatment and grey water re-use to irrigate Waltham’s planned golf course across the street or other landscape.  Use of wind power to pump the recycled water and to operate the treatment plant will be evaluated for feasibility.   We envision using energy efficient heating and cooling systems, such as heat pumps, and incorporating some of the innovative heating and cooling models at Waltham’s new Stanley School on South Street.  In areas with vast lawns, it is possible to graze sheep, which prevents the pollution caused by motorized lawn mowers.  We envision energy plants powered by biofuel, such as household waste like kitchen grease, which could be collected throughout the property, or passive solar heat and electricity. Using these resources would have a huge impact on the amount of electricity used and could perhaps result in enough energy to contribute to the regions’ grid, thus providing a source of income for the site.

5. Stimulation of Small Businesses and Job Creation

A. Preserve and create jobs

 The vision for the Fernald Center contains small retail establishments and other business that provide a source of jobs.  We envision incorporating the green energy component of the plan with economic development, for example by developing a bio-fuel refinery on site which would provide energy and jobs on site.  We could integrate the preservation of existing services for the developmentally disabled with job creation through the development of businesses like the food service for special diets and brownfields remediation training.  The new development on the Fernald site would also need a cleaning and maintenance business, which would require many employees.  The existence of services like family shelters or supported living units, would also demand a number of jobs.

B.      Develop small retail establishments to meet on site and local needs

The development of commercial activities would create new jobs, but the new retail establishments would also be an amenity to the residents, employees and those in the surrounding neighborhood.  Likely establishments would include mini-marts, childcare centers, barbershops and hairdressers, restaurants and pubs, coffee shops, “green” dry cleaners, laundromats and bookstores.   We also envision a branch of the public library, or a bookmobile that would provide access to some library services. The retail establishments would give Fernald the charm of a small, self-contained neighborhood.

C. Create public meeting space and civic activities

An important component of the non-residential space is the creation of a public meeting space, perhaps housed in Howe Hall.  This space could be used for meetings of Fernald residents, such as members of local tenants associations or condominium boards, or for parties or events of the general public.  Such a facility could offer tours of the Fernald Center’s historic buildings and host an exhibit on the site’s history and re-use.  Other ideas along this vein include theatre space, an ampitheatre, and space for rotating art exhibits.  Such a facility could also be used for summer day camp or for after school programs for children and teens.

6. Expansion of Waltham’s Open Space and the Western Greenway

A. Remove buildings to significantly widen and preserve open space corridors

Several waves of development on the site of the Fernald School have eroded the buffers of open space the campus originally enjoyed. A careful study of the buildings on the site will identify those that should be removed in order to provide more open space and better connectivity of the natural areas. This would expand natural areas for enjoyment by the residents, habitat for local fauna, and the buffer of abutting properties including the University of Massachusetts’ Lawrence Meadow, a sensitive wetland environment, a Girl Scout camp, and the City’s Forest Street Park planned self-guided nature trail.  The proposed Western Greenway, with miles of hiking trails through open space in Lexington, Belmont and Waltham would enjoy a protective easement where it crosses the Fernald site. Without the Fernald link, the proposed circular Greenway would be fragmented.  Fortunately, many of the buildings that are currently within the proposed open space set-asides are minor structures that don’t lend themselves to reuse or reinvestment, for example, the “cottages” that sit in a small valley (the “bowl”) on the north side of the campus.

B.  Enhance the original design of the campus to highlight natural beauty and provide outdoor recreation

In designing the site for the Fernald School, landscape architects arranged buildings around the hillocks and valleys of the land. Roads encircle the bases of hills, and specimen trees are located for their fullest development and for our enjoyment. We propose that any development continually enhance these aspects of the campus, which would provide the public with more and better access to outdoor recreation.  We envision the restoration of the wetlands and streams near the “bowl” as well as the creation of new walking and bicycle trails, including some that would guide walkers with educational signs about the surrounding habitat.  Open space areas could also include cross-country skiing trails.  The creation of a community garden and public parks on site would also enhance open space while providing community centered recreation.

We propose to light open spaces with a minimum of light pollution.  New lights would be installed on campus only as need using fixtures that reduce or eliminate light scatter.

C.     Build underground to preserve green space on the surface

We envision the development of an underground parking lot with an infiltration chambers below (like the Harvey building on Main Street) to mitigate pollution.  Other underground spaces could meet various needs such as storage or utilities et al., thus preserving more green space.

7. Promotion of Transit Oriented Development

A. Enhance entrances on both Waverley Oaks and Trapelo will ease traffic congestion;

The site is blessed with egresses onto two major roads in Waltham, splitting the traffic load and lessening the burden on either Trapelo Road or Waverley Oaks Rd. (Route 60). The long frontage on Trapelo road provides space for turning lanes to be added.  The roadway through the redeveloped site would also serve as a thoroughfare for some of the existing local traffic, reducing the impact on nearby neighborhoods while serving the new residents of the site.

B.     Reduce and mitigate traffic with expanded public and private transit services

By combining current innovative ideas in vehicle trip reduction with the existing assets of the site, the project should limit the impact of traffic on the area.  We propose, at minimum, a micro-bus connection to Waverley Square where riders can transfer to an MBTA bus or the commuter rail and travel to Cambridge or Boston, and another bus connection to the Alewife T station.  However, we prefer a circular bus route connecting Waverley Square to Lexington Street that would include a stop at Fernald, so that both Fernald and other Waltham residents would have access to transit connections to Waltham, Boston, Belmont and Cambridge.  Such buses would give residents and employees access to shopping, banks, supermarkets, schools and churches.

We also envision a shuttle bus that would loop through the site itself, to bring people from one part of the property to another. This shuttle could also take riders to nearby, commonly visited destinations, such as the Star Market on Route 60. We propose that any new bus route use electric buses. Our plan would also employ Zipcar, hourly, low-cost rental cars available on site, to augment public transit for one-car or car-less families.

C. Develop pedestrian and bicycle- friendly infrastructure

We propose the development of sidewalks on the portions of Trapelo Road now lacking them, bike paths in the development and along adjacent roads and bike racks near housing and commercial space.  We also envision pedestrian infrastructure throughout the site – the installation of sidewalks (now lacking) on the “Main Street” through the site, especially if this road takes a portion of the through traffic from Trapelo Road.  Another option is community bicycles, like the program found in Madison, Wisconsin and The Netherlands.  Residents or employees of the site could ride a specially marked bike within the property and leave it wherever their on-site destination is.

By incorporating Zipcar, local shopping access and good mass transit connections into the site, residents with few and even no cars will be attracted to live and work at Fernald.

Existing Resources

Re-use of the Fernald site could build on the existing infrastructure of roads, wiring, and water and sewer. The site also has access to the MWRA sewer system, although it may be feasible and smart to develop on-site sewer disposal that could provide enough water for irrigation on site or for the municipal golf course.

The City of Waltham has received federal HOME and CDBG funds that it could commit to this project. The City could also use its Affordable Housing Trust Fund and Open Space Acquisition Fund for development, as well as the set aside of Hotel Taxes for open space preservation.

Considering the impact that a lack of housing is having on the state and the proactive stance many communities are starting to take to create more housing, we foresee enough resources available for the re-use of the Fernald Center. WATCH has experience working with DHCD, CEDAC, MHP, Mass Housing and other private and public housing finance organizations. We would also choose development partners that bring specific resources to the table.

Glossary of Acronyms

CDBG:  Community Development Block Grant, federal program that provides funds to qualifying municipalities, for development to benefit areas with low-income populations

CEDAC: Community Economic Development Assistance Corporation, quasi-public state program to fund community development

DHCH:  State’s Department of Housing and Community Development

DMR:      Massachusetts Department of Retardation

GWARC: Greater Waltham Association of Retarded Citizens, provides community based services for developmentally disabled children and adults in Waltham

HOME:  Federal “home investment partnership” program to fund affordable housing development

League of Women Voters: Waltham’s chapter of the organization to educate voters and encourage participation in democracy

MassHousing: “the state’s affordable housing bank”, offers below market loans to fund affordable housing development

MBTA:  Massachusetts Bay Transit Authority, regional transportation authority

MHP:  Massachusetts Housing Partnership, quasi-public state agency that funds the preservation and development of affordable housing

MHSA: Middlesex Human Service Agency, non-profit organization

MWRA:  Massachusetts Water Resources Authority

WATCH CDC: Waltham Alliance to Create Housing community development corporation, non-profit grassroots org., supports local residents in creating community change, affordable housing developer

WLT:  Waltham Land Trust, non-profit organization dedicated to creating and preserving Waltham’s open space and natural resources