“In terms of a moral imperative, it’s despicable to think we can’t do better”

"Nearing 70 years old, Mary McPeak had long had a stable home in Greater Boston. But after a breakup four years ago, she suddenly found herself unmoored, couch-surfing at friends’ homes or renting a room while she faced years-long wait lists for affordable senior housing.

Then a break: McPeak “won the lottery,” figuratively and quite literally, when she was selected in 2020 by lottery for a new senior housing complex, the Brown Family House in Brookline run by 2Life Communities.

“It was sheer, blind, ridiculous luck,” said McPeak, now 73. The retired secretary has lived in her subsidized one-bedroom apartment for nearly three years now. “It was so lucky, it was enough to believe in God.”

Such is the state of affordable housing for seniors in Massachusetts, where it seemingly takes divine intervention to find a home. In an inventory-starved market, the graying population faces some of the steepest hurdles in the country to secure an affordable place. So dire is the situation, some argue, seniors should be prioritized in the state’s response to the wider-ranging housing crisis."

Continue reading the article online (subscription maybe required)

https://www.bostonglobe.com/2023/09/06/metro/massachusetts-needs-more-senior-housing/

“It was sheer, blind, ridiculous luck,” said Mary McPeak, 73, of her subsidized apartment. SUZANNE KREITER/GLOBE STAFF

Franklin Housing Authority preparing to offer to lease 813 Summer as an "Affordable" unit

The Franklin Housing Authority has acquired the ‘long-time vacant’ property located at 813 Summer Street, Franklin. The beautiful three-bedroom home will be leased to an income eligible family and the property will remain in the Town’s affordable housing stock through perpetuity. As we approach completion of the home renovations and prepare to enter the leasing process, we wanted to announce our intentions locally as many neighbors have stopped to inquire.

The entirely renovated home has 3 bedrooms, 1 & ½ bathrooms, kitchen with new cabinets and granite counters, dining room and a large living room. We have replaced and updated the flooring, heating system, electrical system and landscaping. 

We will lease this property based on 80% of the current area Fair Market Rents and income will be limited to the current area Low-Income Limits as published by HUD. For a family of between 3 to 6 persons, the income limits are currently $106,650 to $137,450 respectively. This means that the household income must be below the limit to qualify. The rent will be listed at $2550 monthly excluding utilities. Interested persons may email office@franklinhousing.org to obtain an application.

The process of obtaining the property took many years and has involved much assistance from several local officials, agencies and advocates. The unwavering assistance of all of our supporters was monumental in the success of the acquisition.

Supporters included: State Representative Jeffrey Roy, Jamie Hellen, Town Administrator, Lisa Mosczynski, President, Metacomet Land Trust (MLT) and all of MLT’s Board of Directors including Treasurer Susan Spears, Attorney Michael Doherty, Attorney Richard Cornetta, Chairman Christopher Vericker, Franklin Municipal Affordable Housing Trust (MAHT) and all MAHT’s Trust Members including Christopher Feeley, Bank of America, Dean Bank, George Danello, Chairman of the Franklin Housing Authority (FHA) and all FHA Board Members.

Franklin Housing Authority preparing to offer to lease 813 Summer as an "Affordable" unit

Affordable housing available at 90 Palomino Drive, Application & Flyer available

"Please see attached flyer for an affordable home resale at 90 Palomino Drive in Dover Farms. 

Applications are available at https://t.co/KmOrHZJX1d"

Shared from -> https://t.co/0Vi5myWRZ8

Application ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/uploads/application_2023_-_first_come_first_serve_0.pdf

Flyer ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/news/flyer_1_90_palomino_0.pdf   

Town of Franklin, MA: Affordable Home Available - 90 Palomino Drive

Town of Franklin, MA: Affordable Home Available - 90 Palomino Drive

"Please see attached flyer for an affordable home resale at 90 Palomino Drive in Dover Farms. 

Applications are available at https://t.co/KmOrHZJX1d"

Shared from -> https://t.co/0Vi5myWRZ8

Application ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/uploads/application_2023_-_first_come_first_serve_0.pdf

Flyer ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/news/flyer_1_90_palomino_0.pdf   

Town of Franklin, MA: Affordable Home Available - 90 Palomino Drive

CommonWealth Magazine: jury greenlights transmission line; Boston combines library branches and affordable housing

Maine jury delivers hydro relief for Mass

"BAY STATE and many New England policymakers breathed a sigh of relief on Thursday after a jury in Maine voted 9-0 to green light the completion of a Massachusetts-financed transmission line carrying hydroelectricity from Quebec into New England.

The transmission line and the power it will carry are of pivotal importance if Massachusetts is going to reach its climate change goals, but the project has been in legal limbo since 2021 when 59 percent of Maine voters approved a ballot question that retroactively killed it."

Continue reading the article online ->
https://commonwealthmagazine.org/energy/maine-jury-delivers-hydro-relief-for-mass/

Boston pitches libraries, affordable housing as perfect match

"In three Boston neighborhoods, home could soon be where the stacks are.

The city is set to join a handful of other places that combine public libraries with affordable housing, a popular pairing that addresses increasingly pricey housing markets and limited land for new development."

Continue reading the article online ->
https://commonwealthmagazine.org/the-download/boston-pitches-libraries-affordable-housing-as-perfect-match-2/

 

The Fields Corner branch of the Boston Public Library. (Photo by Michael Jonas)

A "Franklin For All" discussion on buildable & affordable - 04/12/23 (audio)

FM #974 = This is the Franklin Matters radio show, number 974 in the series. 

This session of the radio show shares the audio recording of the housing and zoning discussion with Brad Chafee, Melanie Hamblen, Cobi Frongillo and Joe Halligan. We were all in the Franklin TV Studio on Wednesday, April 12, 2023. 

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 meetings that Melanie Chairs and for which Cobi is Vice-Chair.  

We were joined by Joe Halligan for this session to include his insights as a former Planning Board member, Franklin developer, and recently appointed to the Master Plan Update Committee. 

The conversation centered on the numbers Joe had walked through at a prior EDC Plus meeting (Nov 2022) on the costs of combining parcels to make a buildable project. We define ‘buildable’ from a developer’s perspective to help differentiate from the two definitions of affordable (Capital A - affordable as set by Federal HUD and State calculations, and lower case “a” affordable, what someone could afford which will still vary by situation).

The recording of our conversation on zoning runs about 63 minutes. Let’s listen in. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-974-franklin-for-all-discusses-buildable-affordable-04-12-23

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

The collection of Franklin For All zoning discussions can be found here ->

https://www.franklinmatters.org/2023/02/franklin-for-all-housing-zoning-podcast.html

The November 2022 meeting at which affordable housing was discussed and Joe Halligan laid out his ‘homework’ initially ->  beginning approx 35 minutes if you want to jump to that point)   https://www.youtube.com/live/sUk0eqtUzXE?feature=share  

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

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"

A "Franklin For All" discussion on buildable & affordable - 04/12/23 (audio)

Town of Franklin, MA: Affordable housing opportunity - 1st come, 1st serve

Affordable Housing Opportunity Alert! 

You can learn more about the Municipal Affordable Housing Trust here: https://t.co/mD62awSRBL  or  https://www.franklinma.gov/municipal-affordable-housing-trust

Details on the 67 Palomino Drive – Dover Farms – Franklin, MA - $310,500 – First Come, First Serve - Resale

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/news/flyer_1_0.pdf

Shared from Twitter -> https://t.co/TwqjPb9L4n  or https://twitter.com/TOFranklinMA/status/1645435228742197249

Town of Franklin, MA: Affordable housing opportunity - 1st come, 1st serve

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)