Surprise: "we haven’t built enough housing to keep up with demand"

"Every day, more than 10,000 Americans turn 65, according to the US Department of Health and Human Services.

By 2030, the US Census Bureau says, 70 million Americans will be 65 years old or older. Historically, homeowners in that age group have sold their single-family home and moved into a smaller place, often in the Sun Belt, but experts say that’s not happening.

Baby boomers are booming, but they’re just not going to hit the residential real estate market the way some experts thought they would, according to Selma Hepp, chief economist for CoreLogic, a property data analytics firm.

...

“Across the region, approximately 45 percent of large units are occupied by an over-fifty-five household. Nearly 15 percent of large units — 114,000 homes — are occupied by an over-seventy household. While many of these seniors are staying in large homes because they want to, others may be interested in moving but have few other options in their community. As noted above, there are relatively few one- and two-bedroom units in many towns.”

Continue reading the article online (subscription maybe required)

https://www.bostonglobe.com/2023/03/15/real-estate/sun-belt-meh-many-baby-boomers-are-staying-put/

Surprise: "we haven’t built enough housing to keep up with demand"

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

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)

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

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

BARRON'S: Where Can I Afford to Live in Retirement? Senior Housing and the ‘Forgotten Middle.’

Where Can I Afford to Live in Retirement? Senior Housing and the 'Forgotten Middle.'

"Where am I going to live when I retire? 

And more important: Where can I afford to live when I retire? 

As housing costs soar, these are among the top questions retirees and near-retirees grapple with as they transition out of paid work and into a life on a fixed income. It's a particularly tricky issue for the so-called "forgotten middle" of the senior housing market—those who make too much to qualify for Medicaid and those who can't afford traditional senior living. "

Read in Barron's: https://apple.news/ARezeUt4qSLi_Tkv3jKcM5w

You can visit Opus Communities on the web, they are not yet located in MA ->  https://opuscommunities.com/

Noracarol/Dreamstime

Town Council Quarterbacking with Tom Mercer to condense the meeting of 2/15/23 (audio)

FM #946 = This is the Franklin Matters radio show, number 946 in the series. 

This shares my conversation with Town Council Chair Tom Mercer. This is one of a series of conversations meant to provide a recap of the prior Council meeting. 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 Feb 15, 2023: 

• ok, what just happened? 

• What does it mean for Franklin residents and taxpayers?

We cover the following key topics

Street Acceptances: Maple Tree Lane & Oak Tree Lane

Three key items regarding money were all approved by 8-0-1 votes (8 for, none against, 1 absent (Pellegri))

• Resolution 23-18: FY23 Capital Improvement Plan

• Resolution 23-19: Free Cash to Stabilization Accounts Transfers

• Resolution 23-20: Water Retained Earnings Transfer to Water Main Capital Project R19-05

The two referrals to the Planning Board on Inclusionary Zoning were also moved forward after some clarification questions by the Councilors were answered by TA Jamie Hellen or Bryan Taberner, Director of Planning and Community Development.

• Zoning Bylaw Amendment 23-889: A Zoning Bylaw to Amend the Franklin Town Code at  Chapter 185, Attachment 7., Part VI, Use Regulation Schedule: Residential Uses - Referral to the Planning Board 

• Zoning Bylaw Amendment 23-890: A Zoning Bylaw to Amend the Franklin Town Code at  Chapter 185, Section 5 - Referral to the Planning Board

4 podcasts in housing/zoning Franklin For All ‘series’ provide additional details

Senior Center update, café priority for opening

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

Our conversation runs about 35 minutes. Let’s listen to this session of Town Council Quarterbacking recorded Feb 16, 2023

Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-946-town-council-quarterbacking-02-16-23

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

The complete agenda doc  ->   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/feb_15_2023_agenda.pdf

The Franklin TV video is available for replay ->   https://www.youtube.com/live/TxINM8EMueg?feature=share 

My notes and the audio of the meeting will be ready in a couple of days. In the meantime, the PDF with my Twitter thread of notes is available here

https://drive.google.com/file/d/1e3mWHu8EEyeIooV0ryedEmH-aY3hdmGY/view?usp=share_link

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

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"

Town Council Quarterbacking with Tom Mercer to condense the meeting of 2/15/23 (audio)

Listen to this discussion on housing, zoning, and getting the process to produce what we need (audio)

FM #942 = This is the Franklin Matters radio show, number 942 in the series. 

This session of the radio show shares the audio recording of the housing and zoning discussion with Brad Chafee, Melanie Hamblen and Cobi Frongillo. Brad, Melanie and I were in the Franklin TV Studio on Wednesday, February 8, 2023. Cobi joined us for the discussion via Zoom.

Consider this a continuation of the downtown zoning discussion from the “Franklin For All” project which is underway with review and discussion at the Economic Development Subcommittee Plus that Melanie Chairs and for which Cobi is Vice-Chair.  

We were joined by Brad for this session to include his insights as Franklin resident and CEO, Camford Property Group, based here in Franklin. 

Brad helps us make progress in understanding the differences between “by right” and “special permit”. The image of sausage making and turning the gears to turn out the product can help to visualize what the discussion is about.

The recording of our conversation on zoning runs about 65 minutes. Let’s listen in. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-942-franklin-housing-zoning-discussion-02-08-23

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

Brad Chafee’s Camford Development web page -> http://camfordpg.com/ 

Franklin's current design guidelines, here's the link: www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/guidelines.pdf 

Guidelines for making "New England character" downtowns: https://outside.vermont.gov/agency/ACCD/ACCD_Web_Docs/CD/CPR/Planning-Your-Towns-Future/CPR-Z4GN-Guide-Final-web.pdf 

3rd discussion with Melanie and Cobi included Joel D’errico  (FM #922) ->

https://www.franklinmatters.org/2023/01/downtown-zoning-discussion-with-derrico.html 

2nd discussion with Melanie and Cobi in December (FM #904) -> 

https://www.franklinmatters.org/2022/12/downtown-zoning-discussion-with.html 

1st discussion on Franklin For All project -> (FM # 755) https://www.franklinmatters.org/2022/03/this-franklin-for-all-discussion.html

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

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"

Listen to this discussion on housing, zoning, and getting the process to produce what we need (audio)

MHP: "Why MBTA multifamily zoning law makes sense for Massachusetts" (video)

Introductory video on how the state's new multifamily zoning requirement for communities served by Massachusetts Bay Transit Authority (MBTA) will help cities and towns zone for more housing near transit, increase economic opportunity, reduce sprawl and lessen impacts on the environment.

Video link -> https://youtu.be/iewb77s33XM

Shared from Twitter -> https://twitter.com/BraxLisa/status/1616459173079748610

Visit Mass Housing Project for more info on this topic -> https://www.mhp.net/

Town of Franklin: Conservation Commission - Request for Determination of Applicability - Jan 26, 2023

Pursuant to Massachusetts General Laws Ch. 131, s.40 (The Wetlands Protection Act) Franklin Conservation Commission will hold a Hybrid Public Hearing on Thursday, January 26, 2022 at 7:05 PM on a Request for Determination of Applicability filed by JNJuhl & Associates, LLC of Franklin, MA to develop a 6.5 acre portion of site into Affordable Senior Housing in the Buffer Zone of Bordering Vegetated Wetlands (BVW). This project is located on Veterans Memorial Drive.

The hearing will provide an open forum for the discussion. This meeting will be done remotely via the “ZOOM” platform and “In-person” in the Council Chambers of the Municipal Building, 355 East Central Street. Residents can visit the Town Website (Franklinma.gov) and click on the Town Calendar for up to date information on how to access the meeting. 

All records and files for this project can be viewed at the Conservation Office located on the first floor of the Franklin Municipal Building.

Any person or organization so wishing will be afforded an opportunity to be heard. The hearing location is accessible to persons with physical disabilities. If you require a translator or accommodations for a hearing impairment, contact the Conservation Department at the Municipal Building or by calling (508) 520-4929.

Patrick Gallagher

Chairman

Shared from ->  https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/franklin_ridge_2023_rda_public_hearing_notice.pdf

Franklin Ridge senior housing expansion proposed for near Eaton Place (May 8, 2019)

CommonWealth Magazine: "Overcoming the restrictions on multi-family housing"

"CITIES AND TOWNS of Greater Boston have a long history of using zoning to restrict development of multi-family housing that might accommodate families with children. The systematic restrictions have disadvantaged multi-generational households seeking homes in condo or apartment buildings. The restrictions have also undermined the housing market’s dynamism and its ability to meet the region’s housing needs.

In response to these problems, the Commonwealth of Massachusetts adopted the MBTA Communities zoning law requiring cities and towns served by the MBTA to zone for transit-oriented multi-family housing “without age restrictions” and “suitable for families with children.” Once implemented, the reform should enable the market to meet the needs of diverse households.

For decades, municipalities have been limiting development of family-suitable apartments and condos through a few zoning mechanisms, including age-restrictions for occupants (typically for residents who are at least 55 years old), bedroom restrictions, and discretionary approval processes. I studied these practices in a 2018 survey of zoning bylaws and ordinances in 100 cities and towns across Greater Boston."

Last of the 5 part series

https://commonwealthmagazine.org/opinion/overcoming-the-restrictions-on-multi-family-housing/

 

Part 4 

https://commonwealthmagazine.org/opinion/where-should-new-multi-family-housing-go/

Part 3   

https://commonwealthmagazine.org/opinion/seeking-predictable-permitting-for-new-housing/

Part 2 

https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/

Part 1

https://www.franklinmatters.org/2023/01/commonwealth-magazine-understanding-new.html

New multi-family housing in Sudbury, Mass. (Photo by Amy Dain)

Real Estate Inventory Statistic centers my conversation on Housing with Ted Cormier-Leger (audio)

FM #912 = This is the Franklin Matters radio show, number 912 in the series. 

This session of the radio show shares the audio recording of my conversation with Ted Cormier-Leger. We met in the Franklin TV Studio on Wednesday, Dec 21, 2022.

Ted is a realtor here in Franklin as well as a Town Councilor. Our discussion uses a key real estate statistic he shared with me as a starting point for our conversation on housing in Franklin. 

 

The recording of our conversation on housing runs about 40 minutes. Let’s listen to my conversation with Ted. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-912-real-estate-inventory-statistic-shock-12-21-23

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

Ted’s realtor page on Facebook -> https://www.facebook.com/TCLRealtyMass/

Ted’s LinkedIn profile page -> https://www.linkedin.com/in/ted-cormier-leger-211aa351/ 

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

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"

Real Estate Inventory Statistic centers my conversation on Housing with Ted Cormier-Leger (audio)

CommonWealth Magazine: "Seeking predictable permitting for new housing" (part 3 of 5)

 

"IF YOU LIVE in an affluent suburb of Boston, your municipality is probably not using as-of-right zoning to permit construction of apartments or condos. If your community is served by the MBTA, then the Massachusetts state Legislature has mandated that your municipality zone for multi-family housing as-of-right. The clock is now ticking on implementation.

The mandate was adopted because Boston’s suburbs have not allowed enough transit-oriented home development to meet the region’s needs for housing and transit-accessibility. Discretionary review processes are part of the problem. As-of-right zoning can help."

Part 3 of the 5 part series  

https://commonwealthmagazine.org/opinion/seeking-predictable-permitting-for-new-housing/

Part 2 

https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/

Part 1

https://www.franklinmatters.org/2023/01/commonwealth-magazine-understanding-new.html

A public plaza within a private development, Trio, in Newton. (Photo by Amy Dain.)

CommonWealth Magazine: "Where should new multi-family housing go?" (part 4 of 5)

"WHERE SHOULD new multifamily housing go? This is a fundamental question facing 175 communities across eastern Massachusetts as they work to implement a new law intended to address the region’s housing shortage. The MBTA Communities law requires cities and towns served by Greater Boston’s public transit agency, the MBTA, to enact zoning that allows multifamily housing near transit.

If history is any indication, communities will seek to locate this new multi-family housing away from existing residential neighborhoods when possible. In recent decades, the largest portion of new housing in Greater Boston has been built in isolated areas on municipal and metropolitan peripheries. As an example, the town of Wellesley approved the construction of a 262-unit complex called The Nines on a spit of land separated from the rest of town, tucked between Routes 95 and 9 and the Charles River. The towns of Needham and Stoneham permitted similar “across the interstate” developments, and other examples abound."

Part 4 of the 5 part series

https://commonwealthmagazine.org/opinion/where-should-new-multi-family-housing-go/

Part 3   

https://commonwealthmagazine.org/opinion/seeking-predictable-permitting-for-new-housing/

Part 2 

https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/

Part 1

https://www.franklinmatters.org/2023/01/commonwealth-magazine-understanding-new.html

Residential construction in Waltham, MA. (Photo by Amy Dain)

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

Franklin gains $3.2M grant for the Franklin Ridge Senior Housing project

"The Baker-Polito administration today announced more than $143 million in grant awards for economic development projects made through the Community One Stop for Growth portal.

The grants, which will support 337 local projects in 169 communities statewide, were announced at an event in Pittsfield by Gov. Charlie Baker, Lt. Gov. Karyn Polito, Undersecretary of Community Development Ashley Stolba, and MassDevelopment President and CEO Dan Rivera, who were joined by local officials. "

Continue reading the article at MMA -> 

https://www.mma.org/administration-announces-143m-for-economic-development-project-grants/ 

Among the awards is one for Franklin:

$3.2M This grant will be used to support the Franklin Ridge Senior Housing project, a development that will increase affordable housing along Veterans Memorial Drive. Construction includes improvements to roadways, sidewalks, streetlights, utility connections, and the addition of a new water booster pumping station.

Governor Baker's press release ->

https://www.mass.gov/news/baker-polito-administration-announces-143-million-for-economic-development-projects-through-community-one-stop-for-growth

For the full listing of awards:

https://www.mass.gov/info-details/fy23-community-one-stop-for-growth-awards

Franklin gains $3.2M grant for the Franklin Ridge Senior Housing project