"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."
Providing accurate and timely information about what matters in Franklin, MA since 2007. * Working in collaboration with Franklin TV and Radio (wfpr.fm) since October 2019 *
Monday, January 9, 2023
CommonWealth Magazine: "Overcoming the restrictions on multi-family housing"
Friday, January 6, 2023
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"
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."
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."
Thursday, November 3, 2022
Public Hearing Notice: 237 Pleasant St (St John's Episcopal & The Community Builders - 64 units)
Friday, October 28, 2022
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. "
$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.
Sunday, October 23, 2022
Reminder: St John’s Episcopal Affordable Housing Development, Community Meeting Scheduled for Oct 23 - 6:30 PM
St John's affordable housing proposal |
St John's Episcopal Church |
Friday, September 30, 2022
St John’s Episcopal Church pursues Affordable Housing Development, Community Meeting Scheduled for Oct 23
St John's affordable housing proposal |
St John's Episcopal Church |
Tuesday, September 6, 2022
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."
Get Internet -> Claim Your Affordable Connectivity Program Benefit |
Sunday, August 21, 2022
Annual Report Of The Municipal Affordable Housing Trust - FY 2021
Sunday, August 7, 2022
Economic Development Subcommittee Steering Committee - Agenda - Aug 10, 2022
a. Staff Memob. 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)
Sunday, July 31, 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."
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?
Tuesday, July 26, 2022
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
Sunday, July 17, 2022
"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."
The main driver of the housing shortfall has been the long-term decline in the construction of single-family homes |
Wednesday, June 22, 2022
Town Council to review and vote on the initial CPA funding plan
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:
Monday, June 20, 2022
Community Preservation Act funding scheduled for Town Council approval - June 22
9. LEGISLATION FOR ACTIONa. 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.pdfb. 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.pdfc. 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
- 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