"This is just a discussion"

The Council Chamber was full Wednesday evening. Many folks attended the Economic Development Committee meeting at 5:30 and moved to the Chamber for the Council meeting at 7:00.
Councilor Matt Kelly add his comment just as the discussion was getting underway on Wednesday evening.

"This is just a discussion, just so everyone understands that. It is not on our agenda to be voted on."

An hour later, after more than a dozen speakers raised points primarily to slow down and take some time to discuss the project pros and cons for what to do with 150 Emmons St, Councilor Kelly did make a motion to add a resolution to the next Town Council meeting agenda. The resolution was voted on and passed unanimously (via roll call as Councilor Mercer was participating remotely).

The resolution would be authorize the administration to issue an "Expression of Interest" where for 90 days it would be open to received proposals. At the end of the 90 day period, the Economic Development Committee would review the proposals and make a final report to the Town Council scheduled for the first meeting in Sep 2014.

The intent of this request for proposals is to gather interest and ideas in order to better focus and craft the proposal to sell the building (more likely). How it would be used remains open at this time. The consensus of the Council seems to be revenue generation (which Franklin needs), something to recognize Horace Mann, and some portion of the lot for 'greenspace'.

All those looking to do something special whether for non-profits or cultural purposes will have 90 days to put the proposal together and submit it.

Some of the folks walking away from the meeting last night would be upset that after being heard, the Council went ahead and did what they apparently had planned to do. The vote on this by the way was unanimous, 9-0 via roll call.

There is time to further the discussion, combine or re-do ideas, make the ideas more real than a few words. It will also take time for the next steps to happen. In Sep, the Council (and all of Franklin) will find out what the Economic Development Committee recommendation will be. The RFP would still require another Council vote. Once that is decided, the bid process would result in a decision to be made by the Council.

The bid winner then would work through the normal planning process with hearings before the Planning Board and other bodies as needed. Whatever happens will certainly not happen overnight.

What should happen as this goes forward is for the Town Council to be transparent in their words and deeds. They have been less than transparent thus far, hence the concern on the citizens part is justly placed.

150 Emmons St - the building under discussion

The full set of notes reported live during the meeting Wednesday evening can be found here

• live reporting - closing
• Live reporting - Legislation for action
• Live reporting - 150 Emmons St
• Live reporting: Spilka, Ross, Roy
• Live reporting: Town Council - Apr 2, 2014
• 
  

"Citizens Committee" statement

As read by Judith Pfeffer, Town Councilor and one of three councilors on the Citizens Committee (half the total committee membership).

As an appointed member of the Citizens Committee, I have a statement on behalf of the Citizens Committee as regards the 150 Emmons Street property. The Citizens committee was formed basically to "encourage quality, visually pleasing, financially enhancing economic development for the benefit of our community. Projects that the Citizens Committee, to date, have impacted include:

• Dump (recycling center) improvements

• Acquisition efforts in land purchase from state, property next to dump

• Dean College train station building improvements

• Cooks Farm building project

• Cleaning/maintenance of down town central business district 

The Citizen's Committee's position relative to the disposition of the old town hall are as follows: 

1. The site, bordered by two main arterial roadways, is better suited for commercial development, as part of an enhanced central business district and a revenue producing property than another town-owned, marginally/poorly maintained, economic drain on town resources 

2. The curb cuts should be done for the property while the road project is being done, so the openings will not have to be redone after the new road has been completed. 

3. Revenue from the sale of the site, could be used to construct a first class facility for the Recreation Department, and would allow for expansion of its' many programs, particularly those which have been downsized by the schools (arts, music, etc.) For years the Recreation Department has been moved from one site to another and is deserving of a facility that will serve Franklin, and its children, for years to come ... Rec dept. served 5700 kids in 2013, over 4000 in sports programs. 

4. The estimated cost alluded to in a prior meeting of one million dollars for retaining, re-constructing, and developing the old town hall site into a Cultural Center, not to mention the annual cost of maintaining said cultural center, in view of the anticipated costs of the new school, road improvement program and questionable economy makes no economic
sense. 

5. Suggestions that the site is appropriate for a park, although well intentioned, is not practical for the following reasons: (1) the town owns, and maintains an underutilized site less than a mile away (Town Common); (2) the loss of revenue from both the sale and future taxes is economically unsound; (3) the town's history of property maintenance is abysmal, at best, and unlikely to improve under this proposal; (4) it is likely that the use of any park at that site would serve, primarily, the students of the college that surround it.  

Economic Development at this site: (1) will provide revenue for a building for Recreation Dept.; (2) The town, through the permitting process, will have input into any proposed development at the site, assuring the development is aesthetically appropriate and contributes to the "gateway"
initiatives under discussion; (3) As alluded to above, the town's recent history of owning and maintaining property, does not lead one to think adding to the current burden is either logical or prudent; this is one of sites referred to as "seedy" in the Globe's description of Franklin! 

6. There needs to be an ongoing blending of public-private development. The reconstruction of the central business district roadways will be a huge contribution to any revitalizing effort; the private sector needs to be encouraged to participate.

7. The Citizens Committee strongly recommends that a "REQUEST FOR EXPRESSION OF INTEREST" be initiated. Responses to this Request will be reviewed, discussed with and between the Council and brought before the Public. This will insure that this site will continue to
be on the forefront. The Request for Expression process will take months, and the follow-up RFP will take additional months. Waiting for the next few years to make a decision is not in the Town's best economic interest.

http://town.franklin.ma.us/Pages/FranklinMA_BComm/Citizen%20Committee

Live reporting - 150 Emmons St

Motion to approve minutes for the meeting
– February 12, 2014 Regular and Executive Session- To be released

motion seconded, passed via roll call. 9-0


H. PRESENTATIONS/DISCUSSIONS
150 Emmons Street

Nutting - still waiting on pre-construction hearing for the downtown project, maybe May now rather than sooner. We did have a study a year ago on the condition of the building, basically in excess of $2M for renovations on the existing site. Would be very expensive to save the building.

Padula - after talking with a lot of folks, there is no decision tonight, I have heard a number of arguments. This is going to stand on its own merits. We do need more discussion to determine what we want there. There are a lot of factors in play. I have not made up my mind on anything. To slow this down is not a valid reason.

Lisa Piana - Executive Director for the Downtown Partnership
recently letter sent asking for time to develop additional recommendations/ideas
there is no downside to inviting the community in the process
the March 4th workshop was a great stop, impression was this was the first of many meetings
there should be no rush to sell the property, the land will increase in value as the work is being done
there are 5 key questions to be answered

1. what are the specific goals for the property?
2. what is the plan for where businesses will park during the project?
3. how will loosing the 50 parking spaces affect the downtown businesses?
4. what will the new traffic patterns be after the traffic is re-routed with the new 2-way?
5. what state funding is available if the Council considers green space or cultural center?

We are fortunate to have this property and bring something special to the gateway to Franklin
Calls and emails as a result of the drive through
allow us time to develop these ideas and research funding options
take the time to answer the five questions, the community will be more comfortable with the future

I appreciate your time tonight and meeting with us as a group and individually over the past several weeks
this is an important project for the community

Claire Griffin
reads the Open Letter (published earlier) and petition
http://www.franklinmatters.org/2014/03/franklin-voices-open-letter-to-franklin.html

signed by over 500 citizens, all Franklin residents between online and hard copy

Richard Huff
my wife and I are on the listing
I have an idea, new assistant office for a non-profit in town
great constituency, non-profit
an incubator for non-profits focus on growing the value of the community
we have some short comings, the diversity is lacking
lot of us are white males, silent or invisible disabilities that are just becoming known and will need to be addressed
there are non-profits out there, who could try and partner to

Jim Schultz
thanks for voicing your opinion Councilor Padula, it is good to hear that
I would like to explore the cultural aspect
cultural district is in the works, the Master Plan was approved by this Council
there are points in the Master Plan, goals are grounded in Town property
what is the proper use of this property? developing a coordination among the groups
great deal of concern about where the funding will come from, the cultural district will potentially provide that
communication is something we need to do a better job at
highlighted several sections of the opening goals of the Master Plan
glad that there seems to be an interest in having this discussion

Max Morrongiello
we live in a commonwealth and that means a lot to me
I was born in NJ and the state didn't provide the support I needed
I wouldn't be where I am today if the schools here didn't provide
a greenspace is about a community
I think we need to take this slow, if we decide a park, it will be here a long time
this will be a monument to our character and I want that to be here for all of us

Susan Sheridan
I think this conversation is just beginning
I was blindsided about some development ideas without having involved the community
research, stakeholders, things like these do not happen overnight
people are willing to sit on committees to see what it would take to do this
once it is sold, it is gone forever
it would be part of the cultural district
it would be beneficial to have a jewel in the gateway
let's take the time, get the community involved

Jane Curran
20 year business owner, 37 year resident
number one concern is with the upheaval due to the downtown streetscape project
where would the overflow go due to the disruption, at that time, the area around the municipal building would have been a solution
spoke to Stevn Greenberg, in Ashland, who recalled a particular shop that had closed due to the construction there
the traffic low is a concern, we don't know what it will be
it is a science, a science of guesswork, two lanes of traffic, if we don't wait and see, we would be compounding the guess

Michael Doherty
newcomer, only here for 27 years
nothing happens quickly, move forward at a reasonable pace
and simultaneously encourage other development
create a competition of ideas
since 2003 it has sat there
we need to change the status quo
we need hard proposals, it is right to say it is unique
having a private citizen willing to invest is also rare, Roger Callarese is a good developer
there is no deal to sell it to Roger, there is a lot of time to elapse
explain it to the folks, design review, planning board, all opportunities for the public to be involved
if you stop the process, you stop the town
it is hard to take the concept to take an idea to brick and mortars
lets work parallel programs, how much will it cost, how much will it benefit the town?

John Griffin
I have no opinion as to what should be done
I am of opinion that nothing should be done right now
preserve your options, there is value in that
waiting, that entire triangle, it is an accident of history, Rockland Trust
there could be an opportunity to do something meaningful there
reduce some of the cookie cutter aspect
it is an odd thing
there is no crime no sin in waiting
there is a great deal to be said for waiting

Alan Mercer
I think a couple of things
let's not stop this just to stop the process
many are confused, what is the process, RFI, RFP?
we are frustrated as we are not part of it
it has been around there but now here
we want to be part of the process
I am clearly in favor of the cultural district
if we have some time, we can do the next sensible thing, a find raising feasibility study
there are groups and families and businesses that might want to be recognized
there is no shortage of contractors in this town
perhaps they could do something for us
38 foundations support cultural and community
make sure we are all part of the process

Guy Rezendis
I went to kindergarten in that school
you have an opportunity to do something good
it doesn't have to be one or the other
a great opportunity for the gateway
pause, the businesses are going to get hurt, help them
echo those thoughts, rather than repeat what has been said
pause and think to get the ideas from the community

Brian Kelly
Asst Vice President for Capital Planning at Dean College
in favor of whatever will enhance the community
we have made changes at Dean to give it a sense of place, a sense of identity
there is a lot of research that shows that brings community brings civic pride, makes Franklin different from our neighbors
needs to be unique and a signature entrance to the community
we have been here for 150 year, we will be here for another 150 years

Cindy Rich
Quilt shop owner, in business after 10 years
two concerns, one what is going to happen when the streetscape is going on
I have 7 employees and 5 are residents, the work they depend upon
celebrating the ten year anniversary this year
need to do something creative, the process should be fair and transparent

Jim Hill
resident for 37 years
I patronize the businesses downtown
I am empathetic for those who would be doing business
a council should not do anything that would have even a small impact on their livelihood
it doesn't make sense
Mr Nutting mentioned we have this property for over a hundred years
I don't see why we would give up this space

Peter Liner (?)
I have talked to a lot of people, I haven't heard that we need another drive through or an other office space
I am advocating stopping

Claire Griffin
We used to have a community center
the pipes burst, it did not get rebuilt, the families lost the opportunity to go
the scouts lost their place to have meetings
it was a crappy building, but it was there
having a place where families and non-profits, community groups can gather

Lisa Buccelli
23 year resident of Franklin
how often we like to name things and share our history
what do we want our town to be known for
I don't want our town to be know for how many Dunkins; or Starbucks, are here
We need to incorporate Dean like NH has done
we need to make our community a walking community
we don't need another Walgreens in our gateway
have you tried to get out of Chipotle's
it is a disaster

Judy Pfeffer
reading a statement from the Citizens Committee
the committee was formed to enhance the community
the recycling center improvements, Dean College station improvements
the site is better suited for commercial business
curb cut should be done before the building is completed so it would not be re-done when the streetscape is done
suggestions that the site is suitable for a park is not well reasoned
the towns history of property maintenance is abysmal at best
needs to be an ongoing discussion of public and private section
recommends that a request for interest be solicited
request process will take months
waiting for the next few years is not in the towns best interest

Kelly
we are elected to serve 30,000 folks
one misconception, there was a meeting in October where the developer mentioned a drive through
this did start in Oct 2012, this did start sometime ago
my goal for this property is the highest and best use for Franklin
what is the plan for business parking?
I decided to do a study
18 open spaces during three times a day during march
currently a portion leased to the Post Office
the new traffic pattern was heavily looked at during the streetscape project
our building does have a hole in in, a $2M dollar hole
how to raise money for our roads
how do we get the lawn in front of the fire station cut as our DPW is so short staffed
nothing happens quickly, this has been on the agenda since 2004, I appreciate that you are all interested
I would love to see the downtown expanded to include to the Town Common

I would request an expression of interest be referred back to the EDC to be put on legislation for action

Padula
I think something needs to be done
absolutely not open to any time delay, that accomplishes nothing
this is the very beginning, I think they need to continue
money is going to be an issue
we need to do more with parking
maybe expand the free meters so folks will know at least they can get something

Bissanti
Mike Doherty stole part of may speech, Peter stole the other so I'll just wing it
I realize it is not all about the money, when the anaerobic digester came to Pond St, it was not the right move
what the best we can do is be transparent and input as much as we can, expression of interest
let's keep moving forward, this will not happen fast
after those steps, then the person will need to go through the Planning Board
we know we have to make a decision sooner or later
there are hard decisions, we represent the whole community

Mercer
I don't want to rush into this, I am excited about the community interest
I would like to hear of the interests before we going with an RFP
we should have some answers before going forward
where are we going to put Franklin Recreation?
parking in our downtown, the Council looked at purchasing the Old Masonic Hall to alleviate parking
thank you to the residents who came out tonight

Jones
I spend more time downtown than most people do
this is my home, this is my stomping ground
you will find some photos there of what this building used to look like it was the high school until Davis Thayer opened, it was barberized and I am not fond of it now
Ryan Jette and the Recreation operate a self sustaining budget, they need a better space
I am a member of the downtown partnership
there is no doubt we have a parking issue
I would like to approach Rockland Trust in hopes of partnership with them that we might be able to make available
I am looking forward to having the Black Box opening
the streetsscape, will be a problem, in order to get it better we have to destroy it
150 Emmons St can be and will be a good gateway
we own Horace Mann a dedication, parking, now that leaves the remainder of the lot
what is it going to be, I don't see purpose in delaying it

Cerel
statutory guidelines for RFP
expression of intent before hand will help to craft the RFP and focus
the RFP has to stand by itself

Feldman
we do need to do a better job explaining what is going on
short term vs long term
cognizance of the business concerns
would the value of this property be higher after?

Williams
in listening to what has been said here tonight, there is truth along all sides
go with the expression of interest, see what happens, a great compromise
it doesn't stop things, we have been sitting on it and need to move forward
let's get every bodies ideas, what is viable

Nutting
I think the value of the building wil really be determined by the proposal
what the property use will be will affect the sale price
is the motion to put on the next agenda for a request for interest for 90 days to the EDC and a report to the Council in Sep

vote on roll, unanimous via roll


announced that there would be a 5 minute recess
the crowd empties the Council Chambers

Franklin Voices: Property on Corner of Emmons Street

Hello everyone -

I am writing you because, in the past, you have been kind enough to be open to information on various issues in the Town.  Currently, the Town Council is considering what to do with the old Town Hall, which now houses the Rec department, at the corner of Emmons and 140.  This building is next to Davis Thayer, Dean College and is truly the "front door" to downtown.

There are basically two options: sell the property now or wait.  The attached petition from the  Franklin Downtwon Partnership makes a compelling argument for waiting, including the need to gather community input into what ultimately sits on this important piece of land as well as considering the needs of downtown businesses during the upcoming construction.

Please read the following petition and sign it electronically if you agree with the message. This petition is necessary because at both public meetings and in news interviews, a few members of the Council have indicated that they will move forward with commercial development despite protest from the community, concerns from businesses in the downtown, and other Councilors who expressed issues with rushing into commercial development without further research.

Please take a moment to support this message to the Town Council. 

http://www.ipetitions.com/petition/open-letter-to-the-franklin-town-council-regarding

Thank you.

Tina Powderly

150 Emmons St, the building under discussion

"an opportunity for careful, long-term, creative thinking"

The Franklin Downtown Partnership Board of Directors sent a letter last week to the Franklin Town Council asking for more time to consider possible uses for the town-owned property at the corner of Emmons Street and West Central Street.

Emmons St building

The future of 150 Emmons Street is scheduled for discussion at the April 2 Town Council meeting. The meeting will begin at 7:00 p.m. at the Municipal Building and is open to the public.

At a March 4 town workshop, concerned business owners and residents filled the room to hear proposals from a local developer and an architectural firm. Community leaders expressed interest in not selling the property and considered developing it into a ‘gateway property’ that would include a cultural center, green space with a sculpture, a park or a combination of these ideas.

After receiving calls from residents and listening to the concerns of its members, including the Franklin Performing Arts Company, Artistry Kitchen, Dean College, the Franklin Art Association and the Franklin Historical Commission, the Partnership’s board felt it was important to ask the Town Council not to rush into selling the property.

“The Town is in an advantageous position in that it owns this important piece of real estate. We have an opportunity for careful, long-term, creative thinking by the community and town officials. The FDP Board feels it is important to give businesses and residents a chance to further research and develop their ideas,” says Franklin Downtown Partnership Executive Director Lisa Piana.

The Partnership’s letter asks the Town Council to suspend issuing a Request for Proposal, or RFP, until the community has time to analyze the impending streetscape project’s impact on traffic and parking and to investigate funding options for noncommercial ideas.

The letter outlined specific goals the Partnership would like considered for the site, including making sure the end result does not cause additional traffic or parking issues. With the streetscape construction about to begin, the FDP is concerned about parking and wants to make sure that the 50 parking spaces located on the site are available to businesses for the next 12 months.

Hat's off to Franklin - at the Historical Museum

“We are asking for time to explore alternative proposals and give a project of this magnitude the proper due diligence it deserves,” says Roberta Trahan, Franklin Downtown Partnership Secretary. “The FDP Board looks forward to working with the Town Council, the Planning Department and community leaders to determine the best direction for the downtown and this important ‘Gateway’ property.”

Franklin  Downtown Partnership

The FDP is a non-profit group of 200 business owners, residents and community leaders who are working to revitalize the downtown area. For over ten years the organization has provided a voice for the community in matters of public policy and infrastructure projects, and has been involved in many downtown beautification projects, including the greenspace on West Central Street, the bronze sculpture and greenspace in front of the Historical Museum, the patio near The Cake Bar, and the downtown signs and park benches in the center of town.

Perhaps the FDP is best known for its annual events like the Strawberry Stroll, Harvest Festival and Holiday Stroll. The FDP’s office is located at 9 East Central Street, and the Partnership encourages residents to stop by the office if they would like to get more involved in helping to revitalize downtown Franklin.


Residents who would like to share their opinion on the Emmons Street property are welcome to attend the April 2 meeting or they can contact the Franklin Downtown Partnership at (774) 571-3109 or downtown.franklin@yahoo.com. Visit franklindowntownpartnership.org to learn more.

Franklin Voices: Open Letter to the Franklin Town Council

This came in from a couple of sources. A few of the Town Council in their closing comments referenced this having heard it was already making the rounds. Their comments indicated no set plan (contrary to the statements within the letter). Their comments also referenced their prior 5-4 vote as proof that the Council is not likely all on board (contrary to the implications of the letter). The Councilors also stressed that if any resident wanted to get the details to reach out to them. Their contact information (email and phone numbers) are posted on the Franklin webpage. They would be happy to discuss to clarify any possible misunderstandings.



Open Letter to the Franklin Town Council regarding 150 Emmons Street property (Old Municipal Building)

On behalf of Franklin, Massachusetts property owners, business owners, customers and citizens of Franklin we urge the Town Council to put on hold any decision to sell the Emmons Street property, including an RFP, for one year. 

* Please Note - Franklin, MA residents, property owners, or business owners are eligible to sign this open letter. Resident address information will not be displayed on site, and will only be used when verifying and delivering signatures to Town Council on April 2nd, 2014. Please indicate your business address if you are a business owner and note in the comment field. 

1. We believe it is critical to understand the impact of the new traffic pattern prior to the Council deciding what type of development it would like to see on the site. 

2. This would provide the business community and customers with alternative parking during the streetscape project construction. We cannot afford to lose any business during the construction process due to the lack of parking or access to properties. 

3. If the Council decides to sell the property after the streetscape is completed it will potentially command a higher value at that time. 

4. The property has been in the town’s control for over a century. Another year will not make a difference to the financial condition of the town, but a hasty decision will affect the town for years to come. We ask that you give the community time to participate in the decision-making process.

You can add your name to the petition by opening this link

Petition by iPetitions

If the link above is having some trouble try this one
http://www.ipetitions.com/petition/open-letter-to-the-franklin-town-council-regarding

150 Emmons St - the subject of the discussion

The building was originally a school (right side of building as pictured) and then renovated in the 1990's to add the left portion and become the Franklin Municipal Building. It served in that capacity until the move to the building at 355 East Central St. Currently the building is used by the Recreation Dept.

My notes from the public meeting earlier this month can be found here
http://www.franklinmatters.org/2014/03/live-reporting-emmons-st-public-meeting.html

The next formal discussion on the future of the building is currently scheduled for the Apr 2 Town Council meeting. http://town.franklin.ma.us/Pages/FranklinMA_News/01CE66C3-000F8513

Emmons St building discussion scheduled for Apr 2

From the home page of the Franklin, MA website comes this announcement:

Town Council Chairman Robert Vallee has postponed the discussion on the Old Municipal Building at 150 Emmons Street which was expected take place at the March 19 Council meeting. It will be discussed at the April 2 Town Council meeting. 

This will allow all interested parties additional time to consider potential future uses of the property. Chairman Vallee encourages all interested citizens to attend the meeting.

Emmons St building - view from West Central St

The notes recorded live during the public meeting on March 4
http://www.franklinmatters.org/2014/03/live-reporting-emmons-st-public-meeting.html

The handouts from the meeting were posted here
http://www.franklinmatters.org/2014/03/emmons-st-building-discussion-documents.html