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Tuesday, July 11, 2023
Thursday, February 23, 2023
Economic Development Subcmte took a deep dive into 40b, then got a preview of a friendly 40b proposal for 121 Grove St (audio)
FM #949 = This is the Franklin Matters radio show, number 949 in the series.
This session of the radio show shares the Economic Development SubCmte meeting held in hybrid format on Wednesday, February 23, 2023. Some of the audience participated via Zoom, some were in person in the Council Chambers.
Chair: M Hamblen, C Frongillo, G Jones, P Sheridan
Town Administration: J Hellen, M Cerel, B Taberner, A Love, G Brown
1 - Discussion on the ins and outs of 40b.
2 - Informational overview of “friendly 40b” development proposed for 121 Grove St
The recording runs two hours and thirty-six minutes, so let’s listen to the Economic Development SubCmte meeting on February 23, 2023.
The 40b legislation was enacted in 1969 to help expand the number of communities and neighborhoods where households with low and moderate incomes could secure a safe, affordable home
The 40b legislation is an "Affordable" housing production tool. 40B Projects must have at least 20 to 25% of housing units deeded as affordable
The permitting process of a 40B Project is through the Zoning Board of Appeals (ZBA), not the Planning Board
The ZBA is formally a "Comprehensive Permit Process" which allows for a streamlined permit process. The ZBA may apply more flexible standards than the local zoning requirements
Note it is capital A “Affordable”, there are legal requirements built into either the home ownership deed or to the rental agreements to create “Affordable” units. This is not to say that the units are market rate ‘affordable.’ Affordability is a relative term but per 40b it does have legal requirements set at the Federal & State level, enforced locally
The Subsidized Housing Inventory (SHI) is the List of Affordable Housing Units that Massachusetts Department of Housing & Community Development (DHCD) uses to calculate a Community’s percentage of low-or moderate-income housing. Owned units are counted differently (i.e. condos) than apartments. A 100 unit proposal with 25% “Affordable” (note the capital A) if owned would add 25 units to the SHI. If these units were apartments, then all 100 (assuming the 25% “Affordable”) would add 100 units to the SHI
Franklin is believed to be above the 10% requirement. The census data from 2020 has not yet been processed by DHCD to determine the specific percent we are today. We were 11.96% with 2010 data, it is projected that we are above 10% but exactly where is not known today
Information on some of the presentation pages provide details on current 40b developments as well as proposed developments (as of today anyway)
121 Grove St (begins approx 80 minutes into the recording)
The second part of the meeting was an overview of the proposal for 300 or so units at 121 Grove St
The slides shown are noted as “draft”. This is shared as part of the informational work of the “friendly 40b” process created by the Town of Franklin. Based upon the feedback received there are changes likely to the specifics to address the concerns or items raised. For example, there is an open Conservation permitting process underway where the back and forth negotiation could lead to changes in the number of or at least layout of the buildings on the land.
One point raised in the discussion that should be considered is the “loss” of land zoned as commercial industrial when we need that. This particular property overtime has proved the point that it is not fit for C/I development due to its terrain and wetlands. The residential proposal can work around the land in particular to create revenue that for years has not been able to be addressed in any other way
All the slide of the presentation as shown overhead in the Council Chambers were captured in one photo album and the link is provided below
The 121 Grove St proposal will be scheduled to come before the Town Council in the near future and assuming fairly received could begin the formal process by applying through the Zoning Board of Appeals as outlined in the 40b discussion
The agenda doc for the meeting can be found here -> https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/_2023-02-22_edc_agenda_.pdf
40b overview presentation -> https://drive.google.com/file/d/1YcwAKFPdjcjYNAbPlF4PtuSVr8K8Ns8Z/view?usp=share_link
The Franklin TV replay for this session is available -> https://www.youtube.com/live/K9BYvCAcE1s?feature=share
My notes via Twitter can be found in one PDF here -> https://drive.google.com/file/d/1AIKI1EdTZML5WLCqhhbwLXO6RTi2l2HL/view?usp=share_link
121 Grove St slides (photo album) -> https://photos.app.goo.gl/ySstvYGTnhGYh3rp9
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.
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"
|Economic Development Subcmte took a deep dive into 40b, then heard a friendly 40b proposal for 121 Grove St (audio)|
Tuesday, July 26, 2022
The Franklin radar picked up this story from Worcester:
"The owner of a Worcester apartment building that partially collapsed earlier this month took dozens of tenants to court on Monday seeking a way to remove their possessions from the building to make way for repairs.
More than 100 people had to evacuate the 267 Mill St. building on July 15 after the roof caved in, punching a hole in the building from the fourth floor to the basement. The collapse was likely caused by construction materials placed in one small area on the roof, according to court records.
No one was injured in the incident, but the collapse left every resident homeless, with many now sheltering temporarily at a Worcester hotel. Meanwhile, their possessions are stuck in the damaged building, which Worcester officials ordered condemned on July 18.
On Friday, the company that owns the building, Franklin-based 267 Mill Street LLC, sent about 30 tenants summonses to appear in court on Monday over the removal of possessions."
|267 Mill St. in Worcester pictured on Wednesday. Residents had to leave all their possessions during an evacuation on July 15 after a roof collapse. (Neal McNamara/Patch)|
Tuesday, June 22, 2021
"Before the pandemic, Tony Dopazo leased an office in Boston and used co-working spaces in Brooklyn for his company, Metro Tech Services, an IT provider for start-ups and biotech companies. Then the pandemic lockdown forced him, like countless others, to work remotely. That meant he was on the phone with clients from his apartment building, Level, in Williamsburg, Brooklyn.At first, with the common areas in his rental building closed by Covid restrictions, Mr. Dopazo, 47, hunkered down in his one-bedroom, which was “brutal,” he said, “everything mish-mashing into one big blob of time.” But after the common spaces opened in September, he started going down to a co-working area in a ninth-floor lounge every day.The arrangement affords some “mental separation” from his home, he said, and, with other tenants working in the same space, he has companionship. When he needs to print or scan something, he heads to the ground-level business center. If he’s hungry, he returns to his apartment to make a sandwich, and for a break, he can take a dip in the building’s pool."
Sunday, December 13, 2020
"The pandemic is pummeling New York City’s commercial real estate industry, one of its main economic engines, threatening the future of the nation’s largest business districts as well as the city’s finances.The damage caused by the emptying of office towers and the permanent closure of many stores is far more significant than many experts had predicted early in the crisis.The powerful real estate industry is so concerned that the shifts in workplace culture caused by the outbreak will become long-lasting that it is promoting a striking proposal: to turn more than one million square feet of Manhattan office space into housing."
Thursday, March 12, 2020
A - The website for LiveStation117.com doesn't provide a timeline for rental. https://www.station117apartments.com/
1 - In my walks by the location, exterior construction is still very much in progress. Perhaps before the end of the year? You can sign up for their "Interest List" to find out.
The Fairfield Residential webpage shows this opening "Early 2020".
2 - none of the units are designated for 'low income'
3 - There will be sidewalk along Dean Ave to Main St. As mentioned in the Facebook thread on this question, the Town and developer jointly are working to address the drainage at the Dean Ave corner with an EPA grant. Roadwork has been underway last year on the underground portion. Sidewalk and paving is scheduled for this year.
|The website for LiveStation117.com|
|The Fairfield Residential webpage|
Tuesday, March 10, 2020
A - "Fairfield At Dean Avenue" per the planning documents is the approved project for 257 units; 127 x 1 bedroom, 116 x 2 bedroom and 14 x 3 bedroom apartments.
The Planning Board project page has the site plan map and the site plan application with additional details
|Photo taken on walk by Feb 18|
Submit your question here
Wednesday, May 20, 2015
The Zoning Board of Appeals has approved a building permit for a sprawling apartment complex on West Central Street.
The proposed development, Weston Woods, would include three apartment buildings — comprised of mostly one-bedroom units — and a clubhouse at 1330-1342 West Central St. Developer Acme Jazz LLC will offer 70 of the 280 apartments as affordable housing.
The decision on the project came late last month, during an untelevised meeting.Acme Jazz has now filed its plans with Conservation Commission seeking to move forward with construction.Continue reading the article
Related posts on the proposed development
high tech labs
The science laboratories at Franklin High School rival those at any top research university — and students have a local biotech corporation to thank for that.
Inside each lab, the microplate readers, digital dry baths and bacterial transformation kits, among other pieces of equipment, were donated to the newly-opened high school through a partnership with ZeptoMetrix Corporation, located at Kenwood Circle.
The company visited the school Monday with local officials to recognize the district’s STEM program and shine a light on the town’s goal of attracting similar companies.Continue reading the article
Wednesday, April 29, 2015
At 7PM Thursday evening (April 30th) the Franklin Zoning Board of Appeals will be deciding on whether or not to issue a building permit for a monstrosity of an apartment complex in Franklin. The proposed complex will be located close to the intersection of rt140 and South Maple Street in Bellingham (see photo), an area that has significant traffic issues as is.
The meeting is at the Franklin Municipal Building. Both Franklin and Bellingham residents are welcome, and a strong presence is crucial to having our voices heard.
Since the land is privately owned, development is inevitable. However, the complex needs to be scaled down to a more reasonable size so as to minimize the impact to that all ready traffic-congested area.
Please try to attend the meeting, and please share the info.
(the photo depicts the total area of the proposed proposed project - the photo was edited to add an orange arrow/text to point out Garelick Farms.)
Zoning Board of Appeals (ZBA)
1312 and 1330-1342 W. Central St – Acme Jazz, LLC Applicant is seeking a building permit to construct a 280 unit multi – family development. The building permit is denied without a comprehensive permit from the ZBA.The full agenda for the ZBA meeting can be found here
Thursday, March 19, 2015
"Recently it was found out that a developer has gone before the Franklin Zoning Board of Appeals to obtain a permit to build a 280 unit apartment building at 1330-1342 West Central Street. This enormous complex would be next to (and sort of in front of) where Pump It Up used to be. While it is inevitable that the parcels will be developed at some point, to build something of this scale will only make the existing - and significant - traffic issues worse.
In fact, Franklin's own report lists 1376 West Central Street as one of the top 20 locations for the highest number of vehicle crashes. (page 6, http://town.franklin.ma.us/Pages/FranklinMA_Planning/masterplandoc/docs/elements/C.pdf)
|West Central Development|
Help is needed to get this project scaled down to a reasonable size.
Please attend the next Zoning Board of Appeals meeting on Thursday, March 19, and please pass this info on to others."
Note the agenda for the 2/26/15 ZBA meeting shows:
DUE TO LACK OF QUORUM – AGENDA HAS BEEN CONTINUED TO MARCH 19, 2015
2/26/15 agenda doc
3/19/15 agenda doc
Tuesday, January 10, 2012
D’Errico’s final site plan calls for an eight-apartment building next to his existing 10-unit building, with a parking lot between them, and access from Winter Street.
Neighbors came to nearly every meeting over the last several months, but publicly spoke at only a few of them. Their initial complaints were about whether the buildings fit with the neighborhood. Recently, neighbors have worried that under the new plan, trees will be removed and reveal a large, red, factory-like building on adjoining property. That building has been there for years. D’Errico does not own that building.
Planning Board members agreed with residents, rejecting the proposed apartment building in 2007 and again in March 2011, before D’Errico re-introduced it in June 2011.
The final site plan endorsed last night has a lower roof, slightly fewer paved parking area, and features about 75 trees and shrubs.
Read more: http://www.milforddailynews.com/news/x1178907480/Franklin-board-backs-apartment-plans#ixzz1j3C8rGFB
Tuesday, March 1, 2011
Tuesday, February 15, 2011
Tuesday, November 23, 2010