Do you have questions?
Below you’ll find answers to the most common questions we have received thus far. We promise to keep this page updated as more questions filter in.
Hear directly from Giorgio Petruzziello about The Campus @128 project. The Community Meeting on Thursday, 10/30, was recorded and is on Dedham TV.
Watch Community Meeting
The Campus @128 FAQ
Last updated on Nov 6th, 2025
I heard you “froze” the zoning on your land. What does that mean?
<!– wp:paragraph –> <p>We submitted a subdivision plan, which automatically creates a “zoning freeze” on our property. This means the current Dedham Zoning By-Law applies to our land for the next 8 years, even if the Town later amends the By-Law. State Law provides for a “zoning freeze” to encourage developers to discuss early project ideas publicly without fear that opponents will try to change the zoning to stop the project. To start community discussions about <em>The Campus at 128</em>, we shared a preliminary concept plan with the Planning Board. Opponents then submitted Article 13 to Town Meeting, which would remove the 2022 zoning amendment that allows the Town to consider projects like ours. However, because of the “zoning freeze”, Article 13 will not apply to our land.</p> <!– /wp:paragraph –>Is it true that Article 13 will not impact The Campus at 128 because of the “zoning freeze”?
<!– wp:paragraph –> <p>While the “zoning freeze” means Article 13 will not stop <strong>The Campus at 128</strong> from being considered, it will still have negative impacts, especially on the closest residential homeowners. Specifically, Article 13 would negatively affect nearby residents on Schoolmaster Lane and our ability to preserve trees. Our conceptual plan originally placed buildings and parking areas behind homes on Schoolmaster Lane. Understanding these concerns, we have been negotiating to buy nearby land (from the Church of St. John of Damascus and others) so we could move buildings away from those homes and keep that area in its natural vegetated and wooded condition. Unfortunately, the zoning freeze only applies to our land, not any newly acquired property. That means if Article 13 passes, we couldn’t use additional land for this purpose.</p> <!– /wp:paragraph –><!– wp:paragraph –> <p>In short: If Article 13 is <strong>not</strong> adopted, there will be no development behind the homes on Schoolmaster Lane.</p> <!– /wp:paragraph –><!– wp:spacer {"height":"20px"} –> <div style="height:20px" aria-hidden="true" class="wp-block-spacer"></div> <!– /wp:spacer –><!– wp:image {"id":478,"sizeSlug":"large","linkDestination":"none"} –> <figure class="wp-block-image size-large"><img src="https://thecampus128.com/wp-content/uploads/2025/11/Stacked-767×1024.jpg" alt="" class="wp-image-478"/></figure> <!– /wp:image –>Do you plan to take private property by eminent domain to widen Route 135 to four lanes?
<!– wp:paragraph –> <p>Absolutely not. We are aware of these false and outrageous claims. At our October 30th community meeting, we said our traffic study might recommend some widening of Route 135 and adding sidewalks on both sides within the existing right-of-way. In response to statements by others, we were clear that (a) we do not have and will not use eminent domain powers or otherwise “take” private property; (b) any widening would happen within the existing public right-of-way, not on private property, and (c) we indicated Route 135 would be four lanes. </p> <!– /wp:paragraph –><!– wp:paragraph –> <p>The meeting was filmed by Dedham TV, and we encourage everyone to watch the recording for the facts.</p> <!– /wp:paragraph –>Is it true that Town Meeting Representatives were confused and did not know what they were voting for when they approved Article 7 of the Fall 2022 Town Meeting (which amended the Zoning By-Law to allow for limited Planned Commercial Developments by Special Permit in the Single Residence A Zoning District)?
<!– wp:paragraph –> <p>This false narrative is deeply misleading and should offend the many Town Meeting Representatives who overwhelmingly supported Article 7 (nearly 80% in favor). The Planning Board discussed the article in multiple meetings and public hearings, clearly stating it would permit limited Planned Commercial Developments (PCDs) in the Single Residence A (SRA) Zoning District. A report was mailed to every Town Meeting Representative, stating that Article 7 would "expand use of PCDs to allow life science uses in parcels in the SRA Zoning District with at least 10 acres and abutting Route 128/95." During Town Meeting, it was mentioned at least eight times that Article 7 would allow limited PCDs in the SRA District. Although the Campus at 128 is still in early stages and plans are evolving, we have presented to the Planning Board and Select Board, and launched this webpage to promote an open, fair, and honest dialogue about the project.</p> <!– /wp:paragraph –>Is it true that the Campus at 128 is allowed without going through a rigorous review and approval process?
<!– wp:paragraph –> <p>Nothing could be further from the truth. The Project is <strong>not</strong> allowed “as of right.” It requires multiple Special Permits, including one for a Planned Commercial Development (PCD). To obtain approval, we must demonstrate to the Planning Board that the <strong>benefits of the proposed use outweigh any adverse effects</strong>. PCDs—permitted under Dedham’s Zoning By-Law since at least 1995—allow for more flexible site development by enabling the Planning Board to establish project-specific development standards and dimensional requirements. A PCD is only allowed <strong>with approval of a Major Nonresidential Project (MNP) Special Permit</strong>, the most rigorous site plan review process in Dedham. This means we must submit comprehensive reports, including traffic, environmental, community, and fiscal impact studies. The Planning Board will also engage independent experts to peer review all submitted materials. Additionally, the project will require approvals from the <strong>Dedham Conservation Commission</strong>, <strong>Stormwater Manager</strong>, and several <strong>State agencies</strong>, due to its proximity to State highways.</p> <!– /wp:paragraph –>How can you develop the property if there are over 20 acres of vernal pools?
<!– wp:paragraph –> <p>There are <strong>no</strong> known vernal pools (a specific type of wetland) on the property. However, we are aware of other wetlands on the site, which have been delineated in our preliminary plans. We are committed to designing a project that respects and protects these sensitive areas and will incorporate the latest stormwater management systems. The project will require formal review and approval by both the <strong>Conservation Commission</strong> and the <strong>Stormwater Manager</strong>.</p> <!– /wp:paragraph –>Will there be affordable housing, senior housing, retail, and restaurants at the Campus at 128.
<!– wp:paragraph –> <p>As we've stated many times, although the Campus at 128 is still in its early stages and plans are evolving, we have presented to the Planning Board and Select Board to begin an open, fair, and honest dialogue. We welcome your input as we continue to refine the project. Our current vision includes a some <strong>retail, dining, public amenities</strong>, and a <strong>housing component</strong>. In accordance with the Dedham Zoning By-Law, <strong>15% of the residential units will be designated as affordable</strong>. Additionally, based on community feedback, we hope to include <strong>age-restricted housing</strong>, if legally permitted.</p> <!– /wp:paragraph –>How many school age children do you anticipate to be residing at the Campus at 128?
<!– wp:paragraph –> <p>This is a great question. Our fiscal consultant, an expert in this field, will estimate the number of school-age children as part of the project's fiscal analysis. This estimate depends on several factors, including the type of apartments, number of bedrooms, and proportion of affordable units. Since the Campus at 128 is still in the early planning stages, a precise estimate isn’t yet possible. However, we anticipate proposing more 1-bedroom and 2-bedroom units than 3-bedroom and including age-restricted housing. We are also required to have 15% of the units designated as affordable. Based upon these factors, preliminary estimates from our consultant indicates that there may be between 50 and 100 school-age children across all grade levels. For comparison purposes, Jefferson Station and Avens at Dedham Station (combined) have 585 apartments and approximately 56 school-age children. Both of those developments include 25% affordable units (which typically increase the number of students) and no age-restricted housing (which typically reduce the number of students).</p> <!– /wp:paragraph –>How much will this Project cost the Town?
<!– wp:paragraph –> <p>The Campus at 128 is projected to generate substantial net income— in the multi-million-dollar range—for the Town of Dedham, after accounting for all associated municipal costs. Any infrastructure required to support the Project will be fully funded by us. Naturally, the Project will incur municipal costs related to fire, police, and education services. However, the revenues generated from real estate and other taxes are expected to far exceed these costs. Simply put, the Campus at 128 will become a significant source of net revenues that the Town that can utilize to support services to residents and schools.</p> <!– /wp:paragraph –><!– wp:paragraph –> <p>To support this assessment, we have engaged a professional consultant to conduct a comprehensive fiscal analysis. As we've noted previously, the Project is still evolving, and thus a formal fiscal study cannot yet be finalized. However, as a preliminary exercise, we asked our consultant to estimate the potential revenues from a hypothetical project composed of 60% laboratory/research and development uses (as required under the Zoning By-Law) and 40% residential. Given Dedham’s split tax rate (the commercial rate is more than twice the residential rate) this 60/40 scenario would likely represent the <em>least</em> amount of revenue to the Town . Even under these conservative assumptions, our fiscal consultant estimates that the Project would generate at least $10 million in annual revenue for the Town.</p> <!– /wp:paragraph –><!– wp:paragraph –> <p>Once the Project is more clearly defined, our fiscal consultant will collaborate with various municipal departments, including the School Department, to determine the associated costs. However, it is widely acknowledged that mixed-use developments tend to generate significantly more revenue than they cost to service. <em>The Impact of Mixed-Use Developments in Dedham, Massachusetts</em> (Barret, McMahon, Bobrowski, 2020), a study prepared for the Planning Board, found that mixed-use developments cost the Town less than 52 cents in services for every $1.00 in tax revenue generated. Notably, the average commercial floor area in the developments studied was only about 24%. In contrast, the Campus at 128 will include at least 60% commercial space. Since commercial uses typically carry lower municipal costs and generate higher tax revenues than residential uses, this Project is expected to produce significantly greater net revenue for the Town—well beyond those found in the 2020 study. The Project will also pay building permit fees estimated to be about $8,000,000 as well as substantial sewer connection and other one-time fee.</p> <!– /wp:paragraph –>How are you estimating the potential tax revenue? And won’t there be municipal costs?
<!– wp:paragraph –> <p><br>A Community and Fiscal Impact Assessment will be submitted with permit applications, estimating tax revenue and municipal costs. Since 60% of the project is commercial (taxed higher), it’s expected to generate significant revenue—estimated at over $10 million—with additional one-time fees. Despite some municipal costs, the project will be fiscally positive for the Town.</p> <!– /wp:paragraph –>Is the Project allowed in the Single Residence A (SRA) Zoning District (or will the Property need to be rezoned)?
<!– wp:paragraph –> <p>The Project is allowed by special permit as a Planned Commercial (PC) Development. In 2022, Dedham approved a zoning change allowing PC Developments in the SRA District if:</p> <!– /wp:paragraph –><!– wp:list {"ordered":true} –> <ol class="wp-block-list"><!– wp:list-item –> <li>60% is used laboratory, research and development</li> <!– /wp:list-item –> <!– wp:list-item –> <li>The property borders Route 128/95;</li> <!– /wp:list-item –> <!– wp:list-item –> <li>It’s at least 10 acres.</li> <!– /wp:list-item –></ol> <!– /wp:list –><!– wp:paragraph –> <p>This site meets all the requirements. Other non-residential uses are also allowed in the SRA zone, like childcare, assisted living, schools, and medical facilities.</p> <!– /wp:paragraph –>Isn’t the lab market depressed? If so, how can this project be successful?
<!– wp:paragraph –> <p>While the lab space market is currently down, the uses allowed under Dedham’s zoning by-law are broad and include fast-growing fields like biotech, robotics, and AI. Experts predict these industries will rebound in a few years—matching the project's timeline. There's strong demand for campus-style developments that combine work, housing, and amenities. The Route 128/95 corridor remains a top real estate market. Importantly, there's no financial risk to the Town.</p> <!– /wp:paragraph –>What is the process for Project approval?
<!– wp:paragraph –> <p><br>Supreme Companies is committed to transparency and ongoing input from Town officials and residents. They’ve presented to local boards and started a project website early on. More meetings and public discussions are planned before formal applications to the Planning Board and Conservation Commission<br>are submitted. State permits may also be needed. Professionals have been hired for engineering and traffic studies, and the Town will conduct public hearings for community feedback once applications are submitted.</p> <!– /wp:paragraph –>Will the land remain in its “natural state” if this project does not go forward?
<!– wp:paragraph –> <p><br>Approximately 10 acres of the property were already disturbed when purchased. Developers, including Supreme Companies, prefer to preserve trees and open space where possible. If the current project doesn't move forward, the land will still be developed for other allowed uses. Compared to other options like a subdivision, this project preserves more open space and must follow all zoning and environmental regulations.</p> <!– /wp:paragraph –>