- What is Meadow Walk at Lynnfield?
- Why redevelop the Colonial Lynnfield?
- Who is the developer?
- What is the existing condition of the site?
- What is a permanent open space restriction?
- What is the proposed redevelopment plan?
- Can you describe the different aspects in more detail?
- What is LIFE and how do I get on the LIFE Waiting List?
- What about the hotel and the athletic club?
- What will the development look like?
- Who will shop at Meadow Walk?
- What retail stores will be there?
- How will the Colonial Lynnfield redevelopment impact Lynnfield’s tax base and what are other fiscal considerations?
- Is there any affordable housing planned for the project?
- Will there be any impact on the Lynnfield school system?
- Will there be any additional stress added to Lynnfield Town services?
- What will be the impact on traffic?
- Will the project offer any environmental benefits?
- What is the development time line? What has to happen before construction can begin?
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Meadow Walk at Lynnfield is a 68-acre mixed-use development to be located on a portion of the existing Colonial golf course adjacent to Route 128 in Lynnfield. Meadow Walk will feature new retail shops, residences, and open public space while preserving approximately 103 acres of permanent open space. The pedestrian-oriented plan will provide residents with a "Main Street" shopping experience similar to town center communities such as Wellesley, Newburyport, Concord, Lexington and Andover. It will be built with appropriate buffers and screening so that it does not have a major impact on abutting properties.
Why redevelop the Colonial Lynnfield?
The Town of Lynnfield has identified redevelopment of the Colonial Lynnfield as a goal in its most recent Master Plan. Meadow Walk will provide both the much needed tax revenues and lifestyle benefits identified in the Master Plan. Among the priorities identified in the Master Plan that will be addressed by Meadow Walk are:
- The project would implement planning and architecture that would “preserve Lynnfield character.”
- The proposed residences would “increase the amount of affordable housing” and allow the Town to be "pro-active in meeting challenges” that may arise through 40B.
- The new tax revenues would “stabilize the tax base” and help address future funding concerns.
National Development purchased the property with the intent of developing a portion of it and is working with the Town to create a plan that makes most sense for the Town as a whole and the surrounding neighborhood.
Who is the developer?
National Development is a major local real estate company that has been developing community-sensitive, award-winning projects in eastern Massachusetts for over 20 years. The company has built over 14 million square feet in 40 different communities and manages over six million square feet of space. With local ownership and a commitment to quality, integrity and innovation, National Development will provide a long-term presence to ensure that the property is well managed over time. National Development is joined on the project by its partner, Pyramid Advisors, a Boston-based, full-service hotel company. Pyramid has extensive experience in managing over 10,000 hotel rooms in the Boston area and throughout the country. Retail leasing will be directed by WS Development, the region's leader in lifestyle communities.
What is the existing condition of the site?
Currently, the site is occupied by the Sheraton Colonial Hotel (located in Wakefield), golf course, conference center and the Boston Sports Club. The hotel and Boston Sports Club will not be affected by the proposal. All guest rooms, common areas and conference space in the hotel have been renovated. Meadow Walk would be built on roughly nine holes of the golf course nearest to Route 128. The remaining area of about 103 acres would be deeded to the Town with a permanent open space restriction.
What is a permanent open space restriction?
This means that when National Development transfers the property to the Town, there will be a provision in the deed that permanently prohibits development of the property for anything other than open space uses. It provides the Town and neighbors with assurances that their views will not change over time.
The plans for Meadow Walk at Lynnfield call for redevelopment of approximately 68 acres into a lively neighborhood with diverse uses including retail, restaurant, residential and public open space. The area proposed for development is located in close proximity to Route 128.
Access will be provided from Walnut Street near the current entrance and from Audubon Road in Wakefield through the current hotel site.
Can you describe the different aspects in more detail?
Meadow Walk at Lynnfield involves three distinct aspects – retail, residential and recreational.
Retail and Office: Zoning allows up to 395,000 square feet of retail and 80,000 square feet of office space. The mixed retail and office uses work well together and also substantially reduce traffic and parking demands.
The retail will be organized around a “Main Street” with wide sidewalks and traditional storefronts. While most people will drive to Meadow Walk, the site is organized to allow visitors to park their cars and stroll to the various restaurants and stores. Sidewalk cafes, courtyards and a public green will be prominent design features of the property. Using Traditional Neighborhood Development design techniques, Meadow Walk is planned to be reminiscent of a traditional New England village main street.
Residential: Providing a mix of rental and home ownership, residences will include three luxury apartment buildings of approximately sixty units each. In addition, space will be reserved for Lynnfield Initiative for Elders (LIFE) to construct 40 units of housing for Lynnfield residents 60 years of age or older. LIFE currently has over 300 residents on its waiting list. The residences at Meadow Walk will overlook the permanent open space area and will have a pedestrian connection to the retail and office areas. A majority of the parking for the three apartment buildings will be below the buildings and out of sight. The three apartment buildings will be four floors and be located more than 900 feet from Walnut Street. The LIFE residences provide a buffer between Walnut Street and the apartments.
Recreational/Permanent Open Space: Meadow Walk at Lynnfield will set aside approximately 103 acres of green space that will be deeded to the Town of Lynnfield. The deed will restrict the use of the land as permanent open space insuring that it can never be developed in the future. This preservation will ensure an atmosphere in keeping with the Town’s historic character and charm.
What is LIFE and how do I get on the LIFE Waiting List?
L.I.F.E., Inc. is a Massachusetts non-profit Corporation created by Lynnfield resident incorporators with the approval of the Board of Selectmen of the Town of Lynnfield. There is a three-member L.I.F.E. Board of Directors appointed by the Selectmen. There are no public funds used for the development or operation of the corporation or villages. L.I.F.E. is the owner, designer, developer, operator, and property manager of Center and Essex Village.
For additional information please contact the L.I.F.E., Inc. office:
Stefan Taschner, Executive Director
Regular office hours, Monday – Friday, 10:00 AM to 2:00 PM Telephone/FAX: +1.781.334.6066
Email: LIFE.Inc@Verizon.Net
Click here for a L.I.F.E. Application
What about the hotel and the athletic club?
The Sheraton Hotel (located in Wakefield) and Boston Sports Club (located in Lynnfield) will remain in operation. The hotel has undergone significant interior renovations. The Boston Sports Club recently completed a major upgrade of the fitness center.
What will the development look like?
The design for Meadow Walk at Lynnfield is envisioned as a main street with one and two story shops and restaurants lining wide sidewalks that reflects the character and charm of Lynnfield. A set of design standards have been developed that will guide all design related aspects of the project including façade design, signage, lighting, materials, landscaping, etc.
Who will shop at Meadow Walk?
The typical shoppers at Meadow Walk will be affluent, well-educated adults, and the high-end retail stores will reflect this demographic. Industry statistics show that while mall shoppers spend $57 per visit, shoppers at projects similar to Meadow Walk spend $84 per visit.
What retail stores will be there?
Though it is premature to provide specific names, there is significant interest from high-end specialty retailers and upscale restaurants. An important component of the retail mix will be a “lifestyle grocer,” a high- end grocer which many residents have requested as an important amenity to the Town. Whole Foods Market has signed a lease for the property. A bookstore will be another cornerstone of the retail mix.
There has been strong interest shown in the “Traditional Neighborhood Development” format of Meadow Walk at Lynnfield, which appeals to specialty retailers and premier tenants who want to offer customers a unique shopping, dining and entertainment experience.
How will the Colonial Lynnfield redevelopment impact Lynnfield’s tax base and what are other fiscal considerations?
Meadow Walk at Lynnfield would generate substantial net annual taxes for the Town of Lynnfield. Specifically, this net annual benefit to the Town factors in the influx of new tax revenue generated by the development offset by new costs associated with public safety, school impacts and other Town considerations. All roadways, utilities and other on-site infrastructure would be privately maintained by Meadow Walk at no cost to the Town.
Is there any affordable housing planned for the project?
One of the Town's goals for Meadow Walk is to help manage the Town's affordable housing requirements. The proposed plan will assist Lynnfield with its goal to meet its affordable housing requirements under Massachusetts law. Accordingly, 25 percent of proposed residential rental units will be reserved as affordable units. "Affordability" is defined by the State’s Department of Housing and Community Development. Often, teachers, police officers, fire fighters, town employees, elderly, and young working professionals qualify for these units. Affordable units will be marketed with special preference to Lynnfield residents. All affordable units are mixed in with the 75% market rate units to create a quality, luxury apartment community.
Will there be any impact on the Lynnfield school system?
The residential component of Meadow Walk at Lynnfield is specifically designed to minimize any potential impact. The plan’s goal is to attract first-time renters, young professionals and empty-nesters, few of whom have school-aged children. We seek to accomplish this by primarily featuring one- and two-bedroom units that include amenities and designs more in keeping with the demographics and lifestyle of young professionals and empty nesters. The LIFE residences will not generate any school demand.
Will there be any additional stress added to Lynnfield Town services?
Every practical step will be taken to ensure Meadow Walk at Lynnfield has minimal impact to Town services. All areas of the site will be privately maintained including trash removal, road maintenance and plowing and will not be the Town's obligation. Any off site improvements will be paid for by the development. The Fiscal Impact Report assumes some impact on police and fire services, and additional staffing/equipment is assumed to be required and paid for from tax revenues generated by the project.
What will be the impact on traffic?
The development team has worked with the Town and the Town's independent consultant to develop a plan that mitigates impacts on nearby neighborhoods and residents. To accomplish this, consultants have developed plans to improve existing infrastructure and creating new infrastructure that quickly moves traffic in and off the site with minimal intrusion on neighboring streets and other secondary roads in Lynnfield.
Traffic will flow better when Meadow Walk completes extensive improvements in the area than it does today. Vanasse Hangen Brustlin (VHB), a leading transportation engineering firm, has thoroughly evaluated and has provided a design for improvements in the project area. These improvements will solve existing traffic and safety issues and will also mitigate new traffic created by Meadow Walk. The Town has hired an independent transportation consultant, Greenman Pedersen, Inc. (GPI), to evaluate the transportation plan for the Town.
Once visitors reach Meadow Walk at Lynnfield, the goal is to turn them into pedestrians. The pedestrian-scale of the streets and sidewalks along with the location of parking are designed to achieve this goal. Parking is dispersed throughout the site so that visitors can park and then easily walk to their destinations.
Will the project offer any environmental benefits?
About 103 acres of the 202-acre development will be preserved as permanent open space. All of the developed area of the site will feature state-of-the-art drainage engineering to insure that water quality is not negatively impacted. National Development is committed to making the proposed project environmentally sensitive.
What is the development time line? What has to happen before construction can begin?
Following Town Meeting, detailed design plans for the project will be reviewed by the Planning Board to determine consistency with Town Meeting approval. In addition, there are numerous other local and state approvals that are required. The entire approval process prior to any construction will take a year or more to complete. A construction start is planned for late 2008.