Reminder: St John’s Episcopal Affordable Housing Development, Community Meeting Scheduled for Oct 23 - 6:30 PM

Several years ago, St John's was approached by a for-profit developer that wanted to purchase most of our 20 acres of woods to build single-family homes. Our mission is about serving the community, not making a profit, so we refused this proposal. And, we started to discern what is the best use of this vital asset that we have. 

We started to weigh our prime objectives: 1) To provide something that’s needed by the community, 2) To honor Creation by preserving most of the land for natural habitat, and 3) To provide needed revenue for the survival of the parish. 

I attended a Franklin Town Council meeting where I learned that the Franklin Housing Authority manages about 200 units of housing for families, individuals, seniors and disabled people. There are 1300 individuals and 2500 families on the waiting list, but only about 20 units turn over each year. So affordable housing is desperately needed in Franklin and elsewhere.

That's when St John's started exploring what it would take to offer such a gift to the community. We were introduced to  The Community Builders, a non-profit affordable housing developer, and decided to partner with them. They built and still manage Eaton Place on Veterans Memorial Drive, Franklin. We want to provide housing for people who can't afford to live in the town where they grew up. 

So this project will be for people who make less than 60% of area median income (AMI) (some units will be for 50% and even 30% of AMI, so VERY low income). It will use less than a quarter of our 20 acres, and the rest will remain wild. We plan to create walking paths to connect with DelCarte, and even some public parking, so that the community can enjoy the land. 

You are invited to an informational meeting on Sunday, October 23rd at 6:30 PM at St John's. We look forward to receiving your feedback.

Peace,

Rev Kathy

St John’s Episcopal Church, 237 Pleasant Street, Franklin

For more information:

Call 508-528-2387 Email Rector@StJohnsFranklinMA.org

Like us on Facebook  and Twitter

See our website at www.stjohnsfranklinma.org   

Download a copy of the flyer for community meeting on Oct 23

https://drive.google.com/file/d/10IbUDFVo5xZdVD6HyJzGMQLMM7waVzL3/view?usp=sharing

St John's affordable housing proposal

St John's Episcopal Church

St John’s Episcopal Church pursues Affordable Housing Development, Community Meeting Scheduled for Oct 23

Several years ago, St John's was approached by a for-profit developer that wanted to purchase most of our 20 acres of woods to build single-family homes. Our mission is about serving the community, not making a profit, so we refused this proposal. And, we started to discern what is the best use of this vital asset that we have. 

We started to weigh our prime objectives: 1) To provide something that’s needed by the community, 2) To honor Creation by preserving most of the land for natural habitat, and 3) To provide needed revenue for the survival of the parish. 

I attended a Franklin Town Council meeting where I learned that the Franklin Housing Authority manages about 200 units of housing for families, individuals, seniors and disabled people. There are 1300 individuals and 2500 families on the waiting list, but only about 20 units turn over each year. So affordable housing is desperately needed in Franklin and elsewhere.

That's when St John's started exploring what it would take to offer such a gift to the community. We were introduced to  The Community Builders, a non-profit affordable housing developer, and decided to partner with them. They built and still manage Eaton Place on Veterans Memorial Drive, Franklin. We want to provide housing for people who can't afford to live in the town where they grew up. 

So this project will be for people who make less than 60% of area median income (AMI) (some units will be for 50% and even 30% of AMI, so VERY low income). It will use less than a quarter of our 20 acres, and the rest will remain wild. We plan to create walking paths to connect with DelCarte, and even some public parking, so that the community can enjoy the land. 

You are invited to an informational meeting on Sunday, October 23rd at 6:30 PM at St John's. We look forward to receiving your feedback.

Peace,

Rev Kathy

St John’s Episcopal Church, 237 Pleasant Street, Franklin

For more information:

Call 508-528-2387 Email Rector@StJohnsFranklinMA.org

Like us on Facebook  and Twitter

See our website at www.stjohnsfranklinma.org   

Download a copy of the flyer for community meeting on Oct 23

https://drive.google.com/file/d/10IbUDFVo5xZdVD6HyJzGMQLMM7waVzL3/view?usp=sharing

St John's affordable housing proposal

St John's Episcopal Church

Get Internet -> Claim Your Affordable Connectivity Program Benefit

"As part of the Bipartisan Infrastructure Law, President Biden and Vice President Harris worked with Democrats, Republicans, and Independents to create the Affordable Connectivity Program (ACP), which provides eligible households $30 per month off their internet bills. ACP-eligible households can also receive a one-time discount of up to $100 to purchase a laptop, desktop computer, or tablet from participating providers. 

To deliver maximum cost savings to families, the Biden-Harris Administration has secured commitments from 20 leading internet providers to offer ACP-eligible households a high-speed internet plan for no more than $30 per month. Eligible families who pair their ACP benefit with one of these plans can receive high-speed internet at no cost."

Find out if you qualify for this program ->  https://www.whitehouse.gov/getinternet/

 

Get Internet -> Claim Your Affordable Connectivity Program Benefit

Annual Report Of The Municipal Affordable Housing Trust - FY 2021

Note: FY 2021 is last year (July 1, 2020 to June 30, 2021). The report was prepared to cover the business for the FY 2021 period. This year’s report FY 2022 (July 1, 2021 to June 30, 2022) is in preparation now and is normally available for distribution at the polls for the November election.

The Franklin Municipal Affordable Housing Trust fund was established on May 18, 2005 by Bylaw Amendment 05-567. The Trust Fund can receive, hold, invest or expend funds for the rehabilitation, renovation, construction, financing or refinancing of property within the Town of Franklin making these residential properties available to low and moderate income families looking for an affordable home.

The Department of Housing & Urban Development (HUD) establishes the Median Income for the area annually (currently $120,800). Income limits are set at 80% of the Median Income based on household size. The “Affordable” sales price for a home is set assuming a household earning 80% of the median income can obtain a mortgage.

“Affordable” homes must have a “deed rider” attached to the deed of the home. The deed rider will preserve the resale value of the home so that it will remain as affordable in perpetuity. “Affordable“ homes must be purchased by income and asset qualified households.

Having the deed rider ensures that all the affordable units will be included on the “Subsidized Housing Inventory” (SHI). The goal is to have an affordable housing inventory of at least 10%. Franklin’s SHI is at 12%. This number allows the Town leeway to support only those developments that it feels benefit the community.

In FY2020, interest rates continued to be at historic lows and the Municipal Affordable Housing Trust processed 5 refinances and re-sold 1 home.

Progress is continuing on the Franklin Ridge senior housing project to be located off of Veterans Memorial Drive and behind Eaton Place. The project will include 60 new senior apartments that will be affordable to income and asset qualified seniors. The Trust has earmarked up to $550,000 in support of this project.

This year, as always, we look forward to pursuing innovative ways to produce affordable housing in the Town of Franklin. It is our pleasure to submit this annual report for your review.

Respectfully submitted,

Chris Vericker, Chairman 

Mary Anne Bertone 

Christopher Feeley

Jamie Hellen 

Maxine Kinhart 

Judith Pond Pfeffer

The full Annual Report for 2021 can be found

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/2021_annual_report.pdf

The collection of Annual Reports can be found online

https://www.franklinma.gov/town-clerk/pages/town-franklin-annual-reports

Annual Report Of The Town of Franklin - FY 2021

Economic Development Subcommittee Steering Committee - Agenda - Aug 10, 2022

Economic Development Subcommittee Steering Committee 

Meeting Agenda & Meeting Packet

August 10, 2022 - 6:00 PM

Meeting will be held at the Municipal Building

2nd floor, Council Chambers 355 East Central Street 

Agenda:

1. Discussion: “Franklin For All” MAPC Study Conclusion & Committee Recommendations

a. Staff Memo 

b. Franklin For All Executive Summary and Final Report  (96 pages - https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/franklin_for_all_executive_summary_summary_memos.pdf)

c. Franklin - DHCD Approved Housing Production Plan  (92 pages - https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/franklin_housing_production_plan_-_final_with_approval_ltr.pdf)

Agenda doc contains remote participation info ->

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/_2022-08-10_edc_agenda_.pdf

Economic Development Subcommittee Steering Committee - Agenda - Aug 10, 2022

"In a market badly out of kilter, many older residents are stuck in their homes" - Franklin an example

"They bought their homes when they were young, making money, and raising families. Now they’re empty nesters, in or nearing retirement, and living in houses that are too big for them.

But many older residents in Massachusetts who’d like to downsize — and turn over spacious dwellings to younger buyers desperate for room to expand —are finding it difficult, if not impossible. Even though their property values have ballooned, smaller homes or condos are scarce and carry prohibitive price tags in the state’s out-of-kilter real estate market.

“We’re just sitting tight right now,” said Mary Prosnitz, 66, of Wellesley. She and her 69-year-old husband, Jay, raised two sons, now grown, in the five-bedroom home they purchased 38 years ago and still live in."

Continue reading the Boston Globe article (subscriptions may be required)

https://www.bostonglobe.com/2022/07/29/metro/market-badly-out-kilter-many-older-residents-are-stuck-their-homes/

From the Mass Housing Project Datatown, we find the data on the types of housing in Franklin compared to the Commonwealth of MA average.

The importance of housing diversity

A wide variety of housing types enables people of different means and at different stages of life to have viable housing options within a community. Different housing types allow for greater density in places where it is most appropriate, such as near transit and commercial, retail and business centers.

Looking at the adjacent comparison between the mix of housing types in your community and Massachusetts as a whole, do you think your community is achieving the kind of diversity that fosters a wide variety of choices? Does your mix of housing structure types foster inclusion or exclusion? Are you making the most of the land available for development?

The data chart originated with   https://mhpcenterforhousingdata.shinyapps.io/DataTown/

While a wide variety of housing is required, Franklin is heavily single family home oriented

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?

"a housing market with no slack can’t absorb shocks like a pandemic-driven frenzy"

"Massachusetts needs another 108,000 housing units to meet the demand, according to a new national study, which ranks Massachusetts 11th among states in its housing underproduction.

Up for Growth, a Washington, DC-based housing nonprofit whose members include housing developers and economic development organizations, released a report Thursday that examines housing underproduction nationwide.

The problem is national. The New York Times highlighted the report’s finding that housing underproduction is no longer a coastal phenomenon but is spreading across middle America."

Continue reading the CommonWealth Magazine article ->

https://commonwealthmagazine.org/the-download/report-massachusetts-needs-another-108000-homes-2/

The New York Times article -> (subscription may be required)

https://www.nytimes.com/2022/07/14/upshot/housing-shortage-us.html

The study referred to in both articles ->

https://www.freddiemac.com/research/insight/20210507-housing-supply

The main driver of the housing shortfall has been the long-term decline in the construction of single-family homes

Town Council to review and vote on the initial CPA funding plan

Due to lack of a quorum at their scheduled meeting of June 15, the Finance Committee did not get to review the Community Preservation Committee plan and outline for the initial funding proposal coming to the Town Council tonight at 7 PM.

Part of the funding plan is outlined as follows:

Purpose	Amount
Historic Preservation Reserve Town Clerk Vault Records Preservation	$15,000
Historic Preservation Reserve Historical Museum Cupola	70,000
Historic Preservation Reserve Red Brick School House - Exterior Preservation	200,000
Community Housing Reserve Franklin Ridge Affordable Housing Project	320,000
Budgeted Reserve Nason Street Tot Lot	300,000
Total	$905,000

The link to last Community Preservation Committee meeting recording ->   https://www.franklinmatters.org/2022/06/community-preservation-committee_02031190524.html

The Town Council action items for the initial CPA funding proposal:

9. LEGISLATION FOR ACTION

a. Resolution 22-36: FY23 CPA Budget & Reservations (Motion to Approve Resolution 22-36 - Majority Vote)   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9a.pdf

b. Resolution 22-37: FY23 CPC Appropriation of Capital Funds (Motion to Approve Resolution 22-37 - Majority Vote)   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9b.pdf

c. Resolution 22-38: CPC Appropriation of Funds - Debt Service Maple Hill Land (Motion to Approve Resolution 22-38 - Majority Vote)  https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9c.pdf

Franklin, MA: Town Council - agenda - June 22, 2022

Community Preservation Act funding scheduled for Town Council approval - June 22

Why is there a Community Preservation Committee meeting scheduled for the same time and place as the Town Council meeting on Wednesday, June 22?

The Town Council is scheduled for a discussion and approval for the initial budget for how the CPA funds available will be spent. Per Open Meeting Law, in order to allow the Community Preservation Committee members to be present, there needs to be a formal agenda announced in advance.

While it is not a requirement to have all the CPC members present, it would be good to see as many as possible in support of this historic occasion. The CPC and Town staff did all the hard work to get to this point of approval. The Town Council is limited to a yes or no vote.

CPC meeting agenda:

Community Preservation Committee Meeting

Agenda & Meeting Packet

June 22, 2022 - 7:00 PM

Agenda:

1. Discussion at the Town Council meeting on the CPA Master Plan and project proposals. This agenda is in the event a quorum of the CPC is present.

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/2022-06-22_cpc_agenda.pdf

Town Council meeting agenda items for CPA fund authorization

9. LEGISLATION FOR ACTION

a. Resolution 22-36: FY23 CPA Budget & Reservations (Motion to Approve Resolution 22-36 - Majority Vote)   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9a.pdf

b. Resolution 22-37: FY23 CPC Appropriation of Capital Funds (Motion to Approve Resolution 22-37 - Majority Vote)   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9b.pdf

c. Resolution 22-38: CPC Appropriation of Funds - Debt Service Maple Hill Land (Motion to Approve Resolution 22-38 - Majority Vote)  https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9c.pdf

How did the Community Preservation Committee get here? The meeting schedule and recordings for their sessions during 2022:

• Jan 4 - public hearing - recap & audio ->   https://www.franklinmatters.org/2022/01/recap-community-preservation-committee.html
• Jan 18 - public hearing - https://www.franklinmatters.org/2022/01/recap-community-preservation-committee_01161699892.html
• Apr 5 - recap & audio -> https://www.franklinmatters.org/2022/04/community-pres-cmte-discusses-first.html
• Jun 7 - recap & audio -> https://www.franklinmatters.org/2022/06/community-preservation-committee_02031190524.html

CPC site visits to Red Brick School & Historical Museum were conducted in Sep/Oct 2021

Reminder: Historical Museum cupola, Red Brick School, Franklin Ridge housing among the items targeted for CPA funding

The Community Preservation Committee gets to view, discuss, and vote on the first plan for how to use the CPA funds available to Franklin at Tuesday's meeting. 

The vote Tuesday will bring the recommendations to the Town Council for their approval. The CPA funds will help Franklin with a variety of projects and allow the operating budget to provide other critical needs.

Purpose	Amount
Historic Preservation Reserve Town Clerk Vault Records Preservation	15,000
Historic Preservation Reserve Historical Museum Cupola	70,000
Historic Preservation Reserve Red Brick School House - Exterior Preservation	200,000
Community Housing Reserve Franklin Ridge Affordable Housing Project	320,000
Budgeted Reserve Nason Street Tot Lot	300,000
Total	905,000

Agenda doc contains remote participation information ->

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/06-07-2022_cpc_meeting_agenda.pdf 

Community Preservation Committee Meeting - June 7 = 7 PM

"Housing Supply Action Plan is a step in the right direction"

Via Ed Cafasso: 

"The Biden Administration’s Housing Supply Action Plan is an important step toward increasing the affordable housing supply, especially changes to the Low Income Housing Tax Credit program and to HUD financing. Can it get done in mid-term election season?"

https://twitter.com/edcafasso/status/1526999699248529411 

"Multifamily and financing industry officials said President Joe Biden’s newly released 13-page Housing Supply Action Plan is a step in the right direction to increase the affordable housing supply but questioned how much could be accomplished—particularly changes to the popular Low Income Housing Tax Credit program—without legislative action this year as the mid-term election season heats up."

Continue reading the article assessing the plan

https://www.multihousingnews.com/how-biden-administrations-housing-action-plan-impacts-multifamily/ 

Find the White House Housing Supply Action Plan online:

https://www.whitehouse.gov/briefing-room/statements-releases/2022/05/16/president-biden-announces-new-actions-to-ease-the-burden-of-housing-costs/

Franklin TV: Franklin For All Forum - Monday, May 16, 6:30 PM

Rezoning downtown for economic growth & diverse housing

by Pete Fasciano, Executive Director 05/15/2022

There is a  public meeting scheduled for Monday, 6:30 PM at THE BLACK BOX.

Franklin For All is a community-driven process to establish a vision for Franklin Center, including the Downtown Commercial District and adjacent neighborhoods, and make rezoning recommendations to best achieve the vision. This will unlock development to expand housing choices, support local business, take advantage of new infrastructure, and foster a vibrant mixed-use neighborhood. There will be multiple engagement opportunities for the public to weigh in on their vision for Franklin Center and the proposed approach to rezoning.

The Project’s Timeline

Fall 2021 = Project start-up and analysis of existing zoning 

Winter 2021-2022 = Public engagement to set a vision for Franklin Center 

Winter/Spring 2022 = Context analysis and development scenarios 

Spring/Summer 2022 = Public engagement to review zoning recommendations 

Summer/Fall 2022 = Rezoning Franklin Center

Franklin enjoys a compact downtown with an MBTA Commuter Rail Station, a museum, a performing arts theater, Dean College, and a mix of restaurants and retailers. There are also events throughout the year, including the Strawberry Stroll and the Harvest Festival, that draw large crowds to the area. Significant time and resources have been devoted to enhancing the area with a focus on improving traffic flow, safety and emergency response time, improving roadways, fostering a pedestrian environment, improving the overall appearance, and stimulating private sector investment.

Franklin For All seeks to build on Franklin Center’s existing assets and become a vibrant, mixed-use destination. More people living in a walkable downtown means more spending at local shops, fewer car trips and less greenhouse gas emissions, and more interactions amongst residents, fostering a stronger sense of community. Through rezoning, we can remove restrictions that hold back quality projects to encourage development that directly meets a shared vision for Franklin Center.

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

And – as always –
Thank you for listening to wfpr●fm. 
And, thank you for watching. 

Get this week's program guide for Franklin.TV and Franklin Public Radio (wfpr.fm) online  http://franklin.tv/programguide.pdf   

You can participate in person or via remote on Monday. To sign up for the remote participation, register here

https://us06web.zoom.us/meeting/register/tZ0td-mrrzMrE9AK0ufr5wI3nHVYjCRISTLJ

Franklin TV: Franklin For All Forum - Monday, May 16, 6:30 PM

Conversation with Town Councilor Cobi Frongillo - 05/02/22 (audio)

FM #787 = This is the Franklin Matters radio show, number 787 in the series. 

This session of the radio show shares my conversation with Town Councilor Cobi Frongillo conducted in the Franklin TV/Franklin Public Radio Studio on May 2, 2022. 

We talk about Cobi’s recent conference trip and recent bike ride around Franklin. 

The recording runs about 53 minutes, so let’s listen to my conversation with Cobi as we discuss the conference takeaways, housing, transportation, zoning, and how it applies to Franklin.

Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-787-conversation-with-cobi-frongillo-05-02-22

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

Conference website -> https://yimby.town/ 

Session streaming links -> https://yimby.town/streaming/ 

Day 1 conference thread - https://drive.google.com/file/d/1wHt5Bl16d_q-ZwnBJ57VTI8dpIYIPHQP/view?usp=sharing 

Day 2 conference thread - 

https://drive.google.com/file/d/1Gson071ISyJ8NzmdYmigBeheJvDMjCRV/view?usp=sharing 

Day 3 conference thread -

https://drive.google.com/file/d/1lXmGwa7roYyLZ96LN33H-fycFGCgEY4I/view?usp=sharing 

Mass Housing Partnership’s “DataTown” highlights for Franklin

https://drive.google.com/file/d/12huqmolj_QI3GK1jOqQZGC4wQswTci2x/view?usp=sharing

Bike ride thread -> 

https://drive.google.com/file/d/1DG0iuZH0MmITC6GVDqL_zsZSV--9eq4s/view?usp=sharing 

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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"

 

one of the data points from the Mass Housing Partnership’s “DataTown” highlights for Franklin