Showing posts with label 40B. Show all posts
Showing posts with label 40B. Show all posts

Tuesday, March 21, 2023

Quarterbacking Crossover with Talk Franklin: Friendly 40B, FY24 Town Budget (audio)

FM #961 = This is the Franklin Matters radio show, number 961 in the series. 


This shares my conversation with Town Administrator Jamie Hellen and Town Council Chair Tom Mercer. With the reschedule, we combined our normal Talk Franklin session with one of the series of conversations meant to provide a recap of the prior Council meeting. The combined session also ends abruptly but we’ll have more to talk about in future sessions.


Akin to one of the many sports post-game analysis broadcasts we are familiar with in New England, this would be a discussion focused on the Franklin Town Council meeting of Mar 15, 2023


  • ok, what just happened? 

  • What does it mean for Franklin residents and taxpayers?


We cover the following key topics

  • The ‘friendly 40b’ proposal that failed by a 4-5 vote

  • The Town budget as previewed during the Joint Budget Subcommittee


Links to the meeting agenda and associated documents released for this meeting are included in the show notes. 


Our conversation runs about 29 minutes. Let’s listen to this combined Talk Franklin and  Town Council Quarterbacking session recorded Mar 16, 2023


Audio file ->   
https://podcasters.spotify.com/pod/show/letstalkfranklin/episodes/Quarterbacking-Crossover-Talk-Friendly-40B--FY24-Town-Budget-e20rleg/a-a9hh3s1


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The complete agenda doc  ->   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/town_council_agenda_-_march_15_2023_0.pdf 

YouTube Video link -> https://www.youtube.com/watch?v=wGx3TPCumWw  

My notes and the audio of the meeting -> https://www.franklinmatters.org/2023/03/town-council-ratifies-master-plan.html 

My quick notes and the meeting video -> https://www.franklinmatters.org/2023/03/town-council-whiffs-on-easy-layup-to.html 


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We are now producing this in collaboration with Franklin.TV and Franklin Public Radio (wfpr.fm) or 102.9 on the Franklin area radio dial.  


This podcast is my public service effort for Franklin but we can't do it alone. We can always use your help.


How can you help?

  • If you can use the information that you find here, please tell your friends and neighbors

  • If you don't like something here, please let me know


Through this feedback loop we can continue to make improvements. I thank you for listening.


For additional information, please visit Franklinmatters.org/ or www.franklin.news/

If you have questions or comments you can reach me directly at shersteve @ gmail dot com


The music for the intro and exit was provided by Michael Clark and the group "East of Shirley". The piece is titled "Ernesto, manana"  c. Michael Clark & Tintype Tunes, 2008 and used with their permission.


I hope you enjoy!

------------------


You can also subscribe and listen to Franklin Matters audio on your favorite podcast app; search in "podcasts" for "Franklin Matters"


Sunday, March 19, 2023

Town Council ratifies Master Plan Update Cmte appointments, observes 4 police backfill swearing ins & more (audio)

FM #958 = This is the Franklin Matters radio show, number 958 in the series. 


This session of the radio show shares the Town Council meeting held in Council Chambers on Wednesday, March 15, 2023. All 9 members of the Council were present in the Council Chambers.


Quick recap:


  • Not to be missed by all the hubbub around the 40b housing issue, the Police Dept swore in 4 new officers. While ‘new’ to the Town they are effectively backfilling existing budgeted positions. These are not ‘new positions’. There is turnover within the department not unlike other departments are seeing, they at least are fortunate to be able to find qualified candidates to provide the backfill 

  • The Police Dept also presented a proposal to install 2 license reading cameras to enable a 30 review of traffic to see who is coming off i495 into Franklin. The system and the local police departments that maintained a ‘watch list’ that can also alert the Police to the presence of nefarious folks (folks with existing warrants for arrest) entering town. The project is funded by unspecified internal Dept sources as a pilot. The timeline for install remains TBD, there was promised additional info and communication to the community about the nature of the cameras, what they do and don’t do

  • Appointments to the Master Plan Update Committee were presented and unanimously approved

  • The Council did unanimously approve an additional 2% COLA for Norfolk County retirees

  • The Council did approve a sewer map addition for 160 Grove St by a 8-1 vote (Chandler no, he had voted no the first time around too)


The 121 Grove St 40b proposal

The Franklin, MA Town Council whiffs on an easy layup to bring more housing and "Affordable" housing to Franklin. At the Council meeting on Wednesday, March 15, the Council voted 4-5 to support a "friendly 40b" proposal. The proposal needed 6 votes to pass, it was 4 yes (Frongillo, Sheridan, Hamblen, Mercer) and 5 No (Cormier-Leger, Chandler, Pellegri, Jones, Dellorco).


Why did they blow this 'easy layup'? Ask them to explain, the short summary I have is they misunderstand the ‘friendly 40b process”.


From the ‘friendly 40b’ process memo:

“Because Franklin is above the 10% affordable housing threshold, it can permit so-called "Friendly 40B" projects to build mixed-income housing.


Unlike traditional 40B projects, this allows municipalities to remain in control of most aspects of project design and construction. A "Friendly 40B" project is a project that has local support because of the contribution it can make to the community's need for more diverse housing options, and the contributions the developer agrees to make to local needs (infrastructure, public safety, land protection, etc.).”


Bottomline the proposal will likely go forward as a regular 40b. The developer could have chosen to do so but they chose the ‘friendly route’ and the Council vote nixed that.


1 - the 'friendly 40b' process - one claimed to have been lied to (as to what the ‘friendly 40b’ process was) when this vote was their one chance to have a say in the matter and what they said with the negative vote was "we don't want to work with developers to bring in affordable housing"

2 - they denied the opportunity to continue to work with the developer to iron out some of the issues as it went through the process. Now they have conceded all the issues to the Zoning Board of Appeals. Yes, the ZBA always had the final say, the Council never would, but this was their one chance to ensure they (and the Town departments) had a thoughtful chance to provide input and they failed. What department will willingly work with this developer when the Council has said “No”

3 - the property has been turning in approx. $13K revenue to the Town, the proposal would have generated about $800K. Yes, a $790K increase in revenue for a vote (and they failed). The budget cycle is a challenge to cover the $5.7M deficit, and they kicked away a significant potential increase to Town revenues (No, not this year but beginning is some future year and there after)

4 - the property is zoned industrial and given the topology (a bunch of wetlands, which are still being worked out with the Conservation Commission) wouldn't not actually be used for industrial development. Or it would have in the years prior. Here was a residential use that would increase revenues without additionally burdening services and they failed to pass it. (Future discussion item should be a review of such areas zoned as commercial/industrial where it is ‘known’ to have an issue to prevent their actual use as such. Akin to the lot line clean up underway, let’s review inappropriately zoned plots especially where they are undeveloped)

5 - there is a big difference between "Affordable" (note Capital "A") defined at Federal and State levels and what is actually "affordable" (lowercase "a") . Locally we have no control over that. We do need housing, we do need "Affordable" units and while this would have brought "Affordable" units, the council failed

6 - the persistent error in ‘claiming the Town has insufficient water’ due to the annual DEP permit which requires water conservation measures. Yes, there have also been a few years with real “water bans” but those were the results of the Fisher St pump station fire (July 2019) and the ‘drought status’ issued by the State DEP. Each time, usually every year, when the DPW comes to provide their water update, they do outline how we are well prepared to handle current and future growth. We have enough water yet some folks continue to believe otherwise (Facebook keyboard warriors win again)


The meeting runs about 3 and 39 minutes. Let’s listen to the Town Council meeting on March 15, 2023. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-958-franklin-ma-town-council-mtg-03-15-23



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Details on the proposal from the agenda are found here:


b. Discussion & Project Presentation: 121 Grove Street, a “Friendly 40B” - Fairfield

i. Legislation for Action #9a

1. Staff Memo  (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/8b._1_-_memo_-_121_grove_street_a_friendly_40b2.pdf ) ,    

Chapter 40B PowerPoint Presentation   (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/friendly_40b_presentation-pp_only.pdf ) ; 

Friendly 40B process    (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2a._-_friendly_40b_process.pdf )  

 & State Median Income Qualifications   (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2b._-_median_income_qualifications.pdf

2. Proposed 121 Grove Street Application  (

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2c._-_121_grove_st._application_redacted.pdf )  

 & 121 Grove Street Site Plan    (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2d._-_121_grove_st._site_plan.pdf

3. Planning Board comment letter  (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2e._-_planning_board_letter.pdf )  

& Conservation Commission comment letter  (https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2f._conservation_commission_letter.pdf )


YouTube Video link -> https://www.youtube.com/watch?v=wGx3TPCumWw 


My notes on the full meeting are in one PDF file. 

https://drive.google.com/file/d/1klC-QiovRvigrLwu1W-KYGot97x-CjkG/view?usp=drivesdk 


--------------

We are now producing this in collaboration with Franklin.TV and Franklin Public Radio (wfpr.fm) or 102.9 on the Franklin area radio dial.  


This podcast is my public service effort for Franklin but we can't do it alone. We can always use your help.

 

How can you help?

  • If you can use the information that you find here, please tell your friends and neighbors

  • If you don't like something here, please let me know


Through this feedback loop we can continue to make improvements. I thank you for listening.


For additional information, please visit Franklinmatters.org/ or www.franklin.news/

If you have questions or comments you can reach me directly at shersteve @ gmail dot com


The music for the intro and exit was provided by Michael Clark and the group "East of Shirley". The piece is titled "Ernesto, manana"  c. Michael Clark & Tintype Tunes, 2008 and used with their permission.


I hope you enjoy!

------------------


You can also subscribe and listen to Franklin Matters audio on iTunes or your favorite podcast app; search in "podcasts" for "Franklin Matters"


positioning of the buildings around the anticipated wetlands enables this developer to make a workable product
positioning of the buildings around the anticipated wetlands enables this developer to make a workable product

Thursday, March 16, 2023

Town Council whiffs on an easy layup to bring "Affordable" housing to Franklin (Video)

The Franklin, MA Town Council whiffs on an easy layup to bring more housing and "Affordable" housing to Franklin. At the Council meeting on Wednesday, March 15, the Council voted 4-5 to support a "friendly 40b" proposal. The proposal needed 6 votes to pass, it was 4 yes (Frongillo, Sheridan, Hamblen, Mercer) and 5 No (Cormier-Leger, Chandler, Pellegri, Jones, Dellorco).

Why did they blow this 'easy layup'? Ask them to explain, the short summary I have is they misunderstand

1 - the 'friendly 40b' process - one claimed to have been lied to when this vote was their one chance to have a say in the matter and what they said was "we don't want to work with developers to bring in affordable housing"
2 - they denied the opportunity to continue to work with the developer to iron out some of the issues as it went through the process. Now they have conceded all the issues to the Zoning Board of Appeals. Yes, the ZBA always had the final say, the Council never would, but this was their one chance and they failed
3 - the property has been turning in approx. $13K revenue to the Town, the proposal would have generated about $800K. Yes, a $790K increase in revenue for a vote (and they failed)
4 - the property is zoned industrial and given the topology (a bunch of wetlands, which are still being worked out with the Conservation Commission) wouldn't not actually be used for industrial development. Or it would have in the years prior. Here was a residential use that would increase revenues without additionally burdening services and they failed to pass it
5 - there is a big difference between "Affordable" (note Capital "A") defined at Federal and State levels and what is actually "affordable" (lowercase "a") . Locally we have no control over that. We do need housing, we do need "Affordable" units and while this would have brought "Affordable" units, the council failed

Video link - https://www.youtube.com/watch?v=wGx3TPCumWw

Details on the proposal from the agenda are found here:

b. Discussion & Project Presentation: 121 Grove Street, a “Friendly 40B” - Fairfield
i. Legislation for Action #9a
2. Proposed 121 Grove Street Application  (
https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2c._-_121_grove_st._application_redacted.pdf 

My notes on the full meeting are in one PDF file. The audio and full recap will be available after I calm down 



Sunday, March 12, 2023

Franklin, MA: Town Council - March 15, 2023 - Agenda

FRANKLIN TOWN COUNCIL
Agenda & Meeting Packet
March 15, 2023 - 7:00 PM

Meeting will be held at the Municipal Building
2nd floor, Council Chambers
355 East Central Street

1. ANNOUNCEMENTS FROM THE CHAIR
a. This meeting is being recorded by Franklin TV and shown on Comcast channel 11 and Verizon Channel 29. This meeting may be recorded by others.
b. Chair to identify members participating remotely.
2. CITIZEN COMMENTS
a. Citizens are welcome to express their views for up to three minutes on a matter that is not on the agenda. The Council will not engage in a dialogue or comment on a matter raised during Citizen Comments. The Town Council will give remarks appropriate consideration and may ask the Town Administrator to review the matter.
3. APPROVAL OF MINUTES

4. PROCLAMATIONS / RECOGNITIONS
a. Swearing In: Marciano Silva - Police Department
b. Swearing In: Christopher Gulla - Police Department
c. Swearing In: Michael LaCure - Police Department
d. Swearing In: Kevin Quinn - Police Department

5. APPOINTMENTS

6. PUBLIC HEARINGS - 7:00 PM - None Scheduled.
7. LICENSE TRANSACTIONS - None Scheduled.

8. PRESENTATIONS / DISCUSSION
a. Discussion: FLOCK Cameras - Chief of Police Thomas J. Lynch

b. Discussion & Project Presentation: 121 Grove Street, a “Friendly 40B” - Fairfield
i. Legislation for Action #9a
2. Proposed 121 Grove Street Application  (
https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2c._-_121_grove_st._application_redacted.pdf

9. LEGISLATION FOR ACTION
a. Resolution 23-26: Franklin Town Council Support for Proposed GL Chapter 40B Affordable Housing Project at 121 Grove Street Pursuant to DHCD’s Local Initiative Program (LIP): Friendly 40B (Motion to Approve Resolution 23-26 - Majority Vote)

b. Resolution 23-27: Acceptance of an Additional 2% COLA for Retirees, as Authorized by Chapter 269 of the Legislative Acts of 2022 (Motion to Approve Resolution 23-27 - Majority Vote)

c. Bylaw Amendment 23-893: Amendment to Sewer System Map - Second Reading
(Motion to Approve Bylaw Amendment 23-893 - Majority Roll Call Vote)   

10. TOWN ADMINISTRATOR’S REPORT

11. SUBCOMMITTEE & AD HOC COMMITTEE REPORTS
a. Capital Budget Subcommittee
b. Economic Development Subcommittee
c. Budget Subcommittee
d. GATRA Advisory Board

12. FUTURE AGENDA ITEMS

13. COUNCIL COMMENTS

14. EXECUTIVE SESSION - None Scheduled.

15. ADJOURN

Note: Two-Thirds Vote: requires 6 votes
Majority Vote: requires majority of members present and voting


Franklin, MA: Town Council - March 15, 2023 - Agenda
Franklin, MA: Town Council - March 15, 2023 - Agenda

Wednesday, March 1, 2023

Jamie and I review the 40b info, Open space public hearing, committee applications close March 3, and more (audio)

FM #951 = This is the Franklin Matters radio show, number 951 in the series. 


This session of the radio show shares my "Talk Franklin" conversation with Town Administrator Jamie Hellen. We had our conversation via conference bridge on Thursday, February 23, 2023.  


Topics for this session

Economic Development Subcmte

40b ‘deep dive’

Friendly 40b preview of 121 Grove St


Master Plan preparations

Open Space public hearing, focus groups underway

A&C listening sessions scheduled

Applications still open until March 3 (also Davis Thayer, Police Station, et al)


Town Council preview Mar 1 meeting

Gov Healey’s budget release 3/1


The conversation runs about 36 minutes. Let’s listen to my conversation with Jamie. Audio file -> https://anchor.fm/letstalkfranklin/episodes/Foundation-for-Franklins-Future---Master-Planning-e1vkvbb/a-a9djoda



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Town Council agenda for 3/1/23

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/march_1_2023_tc_agenda.pdf


Economic Development Subcommittee meeting (recap & links)

https://www.franklinmatters.org/2023/02/economic-development-subcmte-took-deep.html 


Open Space & Recreation Public Hearing #1 (recap & links)

https://www.franklinmatters.org/2023/02/watch-or-listen-to-open-space.html 


Town Administrator page -> https://www.franklinma.gov/administrator


Talk Franklin podcast page -> https://anchor.fm/letstalkfranklin 


--------------

We are now producing this in collaboration with Franklin.TV and Franklin Public Radio (wfpr.fm) or 102.9 on the Franklin area radio dial.  


This podcast is my public service effort for Franklin but we can't do it alone. We can always use your help.


How can you help?

  • If you can use the information that you find here, please tell your friends and neighbors

  • If you don't like something here, please let me know


Through this feedback loop we can continue to make improvements. I thank you for listening.


For additional information, please visit Franklinmatters.org/ or www.franklin.news/


If you have questions or comments you can reach me directly at shersteve @ gmail dot com


The music for the intro and exit was provided by Michael Clark and the group "East of Shirley". The piece is titled "Ernesto, manana"  c. Michael Clark & Tintype Tunes, 2008 and used with their permission.


I hope you enjoy!

------------------


You can also subscribe and listen to Franklin Matters audio on iTunes or your favorite podcast app; search in "podcasts" for "Franklin Matters"



Jamie and I review the 40b info, Open space public hearing, committee applications close March 3, and more (audio)
Jamie and I review the 40b info, Open space public hearing, committee applications close March 3, and more (audio)