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

Tuesday, May 21, 2019

“There’s a great need”

From the Milford Daily News, articles of interest for Franklin:

"A proposal for an affordable housing facility for seniors will be in front of the Zoning Board early next month. 
The 40B project has been in the works for over a year and will go to a public hearing at the Zoning Board meeting on June 6. 
The project, named Franklin Ridge Senior Housing, will be constructed on Veteran’s Memorial Drive off Panther Way near Eaton Place Apartments. The proposed three-story building will contain 60 dwellings for residents over 60 years old. 
The building will be placed on 6.5 acres of town-owned land. It will have 45 single-bedroom units at 700 square feet and 15 two-bedroom units at 900 square feet."

Continue reading the article online (subscription may be required)
https://www.milforddailynews.com/news/20190520/proposal-for-senior-development-goes-before-franklin-zba-next-month


building views captured during presentation to Town Council, May 8
building views captured during presentation to Town Council, May 8

building layout captured during presentation to Town Council, May 8
building layout captured during presentation to Town Council, May 8

Wednesday, February 13, 2019

In the News: Boston area among worst traffic; Inside the 40B rules

From the Milford Daily News, articles of interest for Franklin:

When the MBTA has trouble, it doesn't help to know traffic is worse
"If you spend a lot of time in bumper-to-bumper traffic you’re not alone. A new report says Boston has the worst rush-hour traffic in the country. 
The study from transportation data firm Inrix said gridlock during morning and evening commutes around Boston was worse than any other U.S. metro area in 2018. INRIX, Inc., the world leader in mobility analytics and connected car services. 
Boston was the only U.S. city included in the top 10 most congested cities worldwide. It ranked eighth, behind Moscow, Istanbul, Bogota, Mexico City, Sao Paulo, London and Rio De Janerio. Washington, D.C., which ranked second in the United States, come in 19th in the world, according to the report."

Continue reading the article online (subscription may be required)
https://www.milforddailynews.com/news/20190212/boston-area-drivers-have-worst-commutes-in-united-states


Inside the 40B rules
"Want to ruffle some feathers? Bring up the subject of 40B in Massachusetts. 
The affordable-housing program, known technically as Chapter 40B, has existed for five decades and is the subject of endless debate across the Bay State. 
The subject, however, is often clouded with confusion surrounding the program, how it exists and why it creates so much friction in a state where affordable housing is so tough to find."

Continue reading the article online (subscription may be required)
https://www.milforddailynews.com/news/20190212/breakdown-of-40b-affordable-housing

280 units coming to West Central St via 40b
280 units coming to West Central St via 40b
Franklin currently sits above the critical 40B threshold

Thursday, May 31, 2018

In the News: 40B issue runs across MA; new memorial for 911 rescue and recovery workers

From the Milford Daily News, articles of interest for Franklin:
"The story is often the same. 
A developer proposes to build a densely populated, mixed-income housing complex in a community. The proposal evokes outrage from local residents who argue the development will be disruptive. The influx of so many new people will exacerbate traffic, unfairly add costs to municipal budgets and strain local infrastructure, the argument goes. 
“The proposed development is poorly designed and too intense for a site that is just over an acre in size,” wrote the Wellesley Board of Selectmen in a letter objecting to mixed-income developments on Stearns Road and Worcester Street. ”(It) must be denied at this level of density.” 
Despite the local outcry, however, developers often end up building what they want because the law is on their side."

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20180530/affordable-housing-still-scarce-in-massachusetts-communities

40B issue runs across MA - Franklin status
40B issue runs across MA - Franklin status

"A pathway flanked by six stones meant to symbolize strength and determination will be added to the Sept. 11 memorial site in lower Manhattan to honor the rescue and recovery workers who toiled for months at ground zero, officials announced Wednesday in unveiling the design concept. 
The new dedicated area will also serve as a way to honor those who became sick or died from exposure to the toxins in the environment after the twin towers fell. 
“Hundreds of thousands of people are estimated to have been exposed to toxins at the World Trade Center site, both on the day of 9/11 and during the months of recovery operations that followed,” Alice Greenwald, president and CEO of the National Sept. 11 Memorial & Museum, said in a statement. 
She added, “By integrating this meaningful public space at the memorial, we seek to recognize all those for whom 9/11 has remained an all-too-present reality.”

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/zz/news/20180530/design-to-honor-september-11-rescue-recovery-workers-unveiled


Thursday, July 6, 2017

ICYMI: 40B change for Franklin; Dean scholarship; homework policy up for review; Cultural District moves forward; Town Council says no to MBTA

ICYMI from the Milford Daily News, articles of interest for Franklin:

"The town can now say “no” to developers who want to build homes under the state’s affordable housing law. 
The town now exceeds the state-set 10 percent threshold for having its housing stock deemed affordable under Chapter 40B."

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20170702/franklin-can-say-no-to-40b-housing-proposals


"The Town Council has recognized Dean College for stepping up to the plate in providing a special scholarship for a deserving Franklin resident. 
The school recently announced the first-ever Horace Mann Scholarship. The tuition scholarship totals $20,000 per year and will be given to a Franklin resident attending Dean in fall 2018. The scholarship is renewable for up to four years, provided the student maintains a 2.8 or higher grade point average."

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20170702/franklin-council-lauds-dean-college-for-special-scholarship


"The local school district is re-evaluating the purpose and role of homework in students’ instruction. 
The School Committee debuted a new homework policy at its Tuesday night meeting, after a process in which it solicited opinions from parents and teachers. The committee will have a definitive vote on the policy at a future meeting."

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20170702/franklin-schools-examine-homeworks-role-in-education


"After years of planning, Town Council has unanimously approved creating a downtown cultural district and will now forward an application to the state for approval. 
According to Director of Planning Community Development Bryan Taberner, the purpose of the state-designated cultural district is to create an area of concentration of arts and culture that will help to draw attention to resources to the downtown, such as the Black Box venue, Dean College, the Franklin School for the Performing Arts and library."

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20170630/franklin-council-creates-cultural-district


"Town Council made it clear Wednesday night that it does not want the MBTA to install a solar canopy at the Dean Street commuter parking lot because it interferes with the town’s ongoing mission to bring more economic development downtown. 
“We spent $7 million to redo the entire streetscape downtown,” said Town Administrator Jeff Nutting. “This is not the right place.”

Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20170629/franklin-town-council-voices-opposition-to-solar-canopy

the 3rd Annual Franklin Cultural Festival is scheduled for July 26-29, 2017
the 3rd Annual Franklin Cultural Festival is scheduled for July 26-29, 2017

Monday, April 17, 2017

In the News: 40B relief discussed

From the Milford Daily News, articles of interest for Franklin:

"Town councilors last week asked state lawmakers for relief from affordable housing rules, saying they feared housing developments unfettered by local regulations. 
The town’s legislative delegation - state Sens. Richard Ross, R-Wrentham, and Karen Spilka, D-Ashland, and state Rep. Jeffrey Roy, D-Franklin - spoke to the council Wednesday as part of a regular update on lawmaking efforts. 
Councilor Judith Pfeffer first raised the matter, criticizing the state’s 40B rules, which allows developers to avoid town zoning bylaws if affordable housing makes up less than 10 percent of the municipality’s housing stock. 
“No one wants to come out against affordable housing, but there has to be some kind of fail-safe,” she said."
Continue reading the article online (subscription may be required)
http://www.milforddailynews.com/news/20170416/franklin-councilors-seek-relief-from-affordable-housing

For the Franklin Matters recap of the Town Council meeting April 12
http://www.franklinmatters.org/2017/04/town-council-recap-of-april-12-2017.html

a row of forsythia surrounds a catch basin
a row of forsythia surrounds a catch basin

Wednesday, December 14, 2016

Madalene Village - Zoning Board of Appeals Meeting - Dec 15 - 7:35 PM

"This Thursday, December 15th at 7:35 pm will be the last public Zoning Board of Appeals meeting regarding Madalene Village, a proposed 32-unit development next to Fletcher Field with entrances on both Cottage Street and Peck Street.

While attendance at these ZBA meetings has been strong when this development is on the agenda, we're looking to make the most impact possible at the last one. It's clear that the ZBA members have noticed our attendance and listened to our concerns, so I'm hopeful we can make a lasting impact.

Could you help us spread the word?

I've posted as much info as we have on the Facebook group, but if you have any questions, please let me know."

https://www.facebook.com/groups/savesprucepondbrook/


The revised Storm Water Report (270 pages)




Letter from Conservation Agent

https://drive.google.com/file/d/0B0wjbnXDBhczSnJYbHJEeks4NTA/view?usp=sharing


Letter from Fire Chief

https://drive.google.com/file/d/0B0wjbnXDBhczRTUwcE9hdXBMYU0/view?usp=sharing

draft of plan for Madalene Village proposal near Fletcher Field with entrance from Cottage and Peck Streets
draft of plan for Madalene Village proposal near Fletcher Field with entrance from Cottage and Peck Streets

Monday, December 12, 2016

“I’m worried about the density”


"One week after a developer pitched a 21-story apartment building for Coolidge Corner, selectmen have asked state officials to back a temporary moratorium on the review of future projects proposed under the state’s affordable housing law. 
Brookline has 10 separate projects seeking waivers from local zoning that would add hundreds of new units under Chapter 40B. 
The latest is a proposal from developer Chestnut Hill Realty that would bring 320 apartments in a complex on Waldo Street. Under the plan, 64 apartments would meet affordability rules and the rest would be market rate."

Continue reading the article online (subscription may be required)
http://www.bostonglobe.com/metro/regionals/west/2016/12/07/brookline-officials-want-moratorium-new-affordable-housing-developments/QKlw5g5xAQq7Ep8mBtpH6H/story.html

For resources on MA.GOV for 40B  http://www.mass.gov/hed/community/40b-plan/

The Zoning Board of Appeals handles the 40B applications in Franklin
http://www.franklinma.gov/zoning-board-appeals

Zoning Board of Appeals
Zoning Board of Appeals

Monday, August 22, 2016

Madelene Village - Detailed Plans

The PDF copies were shared with the Facebook group and shared here to broaden the reach


Project Narrative document




Plan for the Foundation




Plan for the first Floor




Plan for the Second floor




Front view and Rear view



JPG of building as proposed

unit model and elevation
unit model and elevation

Tuesday, May 17, 2016

Madalene Village - ZBA hearing continues May 19

The continuation of the hearing on the developer's proposal for Madalene Village is scheduled for Thursday, May 19 at 7:50 PM. The Zoning Board of Appeals full agenda for this meeting can be found here

http://town.franklin.ma.us/Pages/FranklinMA_ZBAAgendas/Agendas%202016/05-19-16%20ZBA%20Meeting.pdf


7:50 PM 
21 Peck Street and 180 Cottage Street, Madalene Village - MV Cottage Development LLC Applicant is seeking a building permit to construct a 40 unit townhome style development. The building permit is denied without a comprehensive permit from the ZBA.


map of proposed development
map of proposed development

The listing of exemptions being sought from the ZBA



Saturday, April 23, 2016

"the need for the housing outweighs the local concerns"

The Zoning Board of Appeals on Thursday, April 21, 2016 opened the hearing on Madalene Village. After hearing the comments and concerns from several neighbors the ZBA authorized the hiring of a traffic study and an attorney to help them process the proposal.

The ZBA attorney just hired to assist with the Madalene Village proposals, turned to the audience and provided an overview of the regulations around the 40B legislation. One key concept is 

"the need for the housing outweighs the local concerns"
------

The following letter was submitted to the ZBA and summarizes the multiple concerns of the neighbors:
"The abutter community has many concerns with the Madalene Village development proposed for the 3.87 acre parcel of land abutting Cottage and Peck Street. As we have spoken to town officials and neighbors and reviewed the documentation provide by the developer, we have uncovered grave concerns with the proposal that would adversely impact the current residents of our neighborhood and also negatively affect the interests of the greater Franklin community. 
Our concerns fall into the broad categories of environmental and conservation, safety of current residents, safety of future residents, health issues and matters of integration into the existing neighborhood. They are as follows:"
a view of the 'intermittent drainage ditch' or stream from Peck St.
a view of the 'intermittent drainage ditch' or stream from Peck St.


Continue reading the full set of arguments in the embedded document:



The 40B resources on the MA.gov site can be found here
http://www.mass.gov/hed/community/40b-plan/

The Zoning Board of Appeals page on the official Town of Franklin website
http://town.franklin.ma.us/Pages/FranklinMA_ZBA/index