Public Hearing Notice: 237 Pleasant St (St John's Episcopal & The Community Builders - 64 units)

Notice is hereby given that the Town of Franklin Zoning Board of Appeals will hold a public/remote hearing on November 3, 2022 at 7:30pm via Zoom Platform. Please go to

Franklinma.gov to view meeting access under ZBA Agenda.

Time: 7:45PM

Applicant: St. John’s Episcopal Church of Franklin and The Community Builders Inc.

Address of Subject Property: 237 Pleasant Street (Map 267, Lot 009)

Zoning District: SFR III

Petition Type: Comprehensive Permit

Zoning By-Law Sections: N/A

Reason for Denial: Applicant is seeking a building permit to construct a 64 unit multi-family development. The building permit is denied without a Comprehensive Permit from the ZBA. 

An Appeal from the decision of the Board of Appeals may be made by any person aggrieved pursuant to MGL Chap. 40A, Section 17 as amended, within twenty (20) days after the date of the filing of the notice of decision with the City Clerk. All records and files for this project can be viewed in the Building Department on the 1st floor of the Franklin Municipal Building during regular business hours. Franklin Zoning Board of Appeals: (508) 520-4926. Any person or organization so wishing will be afforded the opportunity to be heard. The hearing is accessible to persons with physical disabilities.

Notice shared from Town of Franklin page ->  https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/legal_notice_237_pleasant_street.pdf

Agenda document ->  https://www.franklinma.gov/zoning-board-appeals/events/339551

St John's affordable housing proposal

From the heat to the proposed 'friendly 40b' process, to the 5 year fiscal outlook, we cover these and more in this Talk Franklin episode - 07/26/22

FM #832 = This is the Franklin Matters radio show, number 832 in the series. 

This session of the radio show shares my "Talk Franklin" conversation with Town Administrator Jamie Hellen and Marketing & Communications Specialist Lily Rivera. We had our conversation at the Municipal Building in Jamie’s office. 

Topics for this session

• This heat wave broke, the drought is continuing 

• Weekly Farmers Market, Concert on the Common, food trucks, movie nights

• Hydrant painting contest by DPW, applications due Aug 12, winner announcement in October

• Friendly 40b

• EDC to do their ‘short list’ for the MAPC recommendations at Aug 10 meeting

• Green community presentation at August Town Council meeting

• 5 year fiscal outlook (not published yet but highlights covered)

• Old South Meeting House

• Davis Thayer deed processing underway, discussion in Fall on how best to use it

The conversation runs about 45 minutes. Let’s listen to my conversation with Jamie and Lily. Audio file -> https://anchor.fm/letstalkfranklin/episodes/The-End-of-the-Heat-Wave--Hydrant-Painting--and-the-New-Friendly-40b-Process-e1lrjsg/a-a8ak6mi

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Hydrant painting contest  https://www.franklinma.gov/public-works/news/hydrant-painting-starts-today

40b collection

https://www.franklinmatters.org/2022/07/what-is-40b-why-is-town-of-franklin.html

Beaver St collection

https://www.franklinmatters.org/2022/07/what-is-beaver-st-interceptor-why-does.html

Franklin for All webpage 

https://www.mapc.org/resource-library/franklin-for-all/

Green Community story map https://www.franklinma.gov/administrator/pages/green-community 

Town budget page  https://www.franklinma.gov/town-budget 

Community & Cultural District calendar https://www.franklinmatters.org/p/blog-page.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!

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

From the heat to the proposed 'friendly 40b' process, to the 5 year fiscal outlook, we cover these and more in this Talk Franklin episode - 07/26/22

What is 40b? Why is Town of Franklin proposing a "Friendly 40b" Process?

From Mass Housing - https://www.masshousing.com/programs-outreach/planning-programs/40b 

Chapter 40B, the Commonwealth's regional planning law, promotes responsible housing growth by creating a streamlined permitting process for eligible projects that utilize subsidized financing, and that meaningfully accommodate lower-income residents.

Since its passage in 1969, Chapter 40B has supported almost all affordable housing construction in Massachusetts outside of the Commonwealth's largest cities. Approximately 70,000 total units have been produced under Chapter 40B, of which over 35,000 units are restricted to households making less than 80% of the area median income (AMI).

Chapter 40B promotes regional planning solutions and new housing consistent with local and regional planning needs. The law balances the regional need for affordable housing development with local public health, public safety, design, and environmental welfare needs.

The statute allows eligible affordable housing developments to receive a comprehensive permit, even when projects require waivers of local zoning. In cities and towns that achieve certain affordable housing production goals, zoning boards of appeal may reject 40B proposals without facing an appeal from the developer, giving those communities great discretion over 40B development. Municipalities that have not achieved minimum affordable housing production thresholds have a more limited ability to reject 40B proposals.

The Town of Franklin is currently over the 10% minimum affordable housing and wants to stay that way, hence they are proposing a “friendly 40b’ process to help foster affordable housing growth. 

The Friendly 40b proposal can be found

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/friendly_chapter_40b_process.docx.pdf 

Franklin’s Housing Production Plan https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/franklin_housing_production_plan_-_final_with_approval_ltr.pdf 

Franklin’s Master Plan update in 2020 (overall plan is due for revision in 2023)

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/masterplan_update_materials.pdf 

What is 40b? Why is Town of Franklin proposing a "Friendly 40b" Process?

“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 layout captured during presentation to Town Council, May 8

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

Franklin currently sits above the critical 40B threshold

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

"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

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

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

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

“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

Madelene Village - Detailed Plans

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


Project Narrative document

https://drive.google.com/file/d/0B0wjbnXDBhczXzNlTDNwNjJkRE0/view?usp=share_link&resourcekey=0-iqwmH9nKH0N8-yJOK0fA9g


Plan for the Foundation

https://drive.google.com/file/d/0B0wjbnXDBhczVHQtcEx5em4zTTQ/view?usp=share_link&resourcekey=0-KDt0g5Qhw-NSbFFFPzjerA


Plan for the first Floor

https://drive.google.com/file/d/0B0wjbnXDBhczTzRoSjhSQ3pWZVE/view?usp=share_link&resourcekey=0-Czjx3emYkD7SfHeq3k7E9A

Plan for the Second floor

https://drive.google.com/file/d/0B0wjbnXDBhczZ0VXYXZOV18zbGc/view?usp=share_link&resourcekey=0-lMlhueSGnpoYsQk3ekWDYw

Front view and Rear view

https://drive.google.com/file/d/0B0wjbnXDBhczREZVTjAyZmZYNkU/view?usp=share_link&resourcekey=0-qsM8eHchkhrrFwZ6VITakw

JPG of building as proposed

unit model and elevation

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

The listing of exemptions being sought from the ZBA

"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"

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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.

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