Economic Development Subcmte reviews Residential Commercial Kitchen proposal and forwards to Town Council (video)

The Economic Development Subcommittee met on Wednesday May 21, 2025 as scheduled. A  four members were present in Chambers. Change in membership acknowledged as Chandler is no longer part of the subcmte and Jones returns to the group.

Franklin TV Video available for replay ->  https://www.youtube.com/watch?v=VhA24NshAhw

The agenda doc and released materials for this session can be found ->

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_05212025-1754 

My notes captured via Twitter/X during the approx 20 minutes session can be found ->

https://drive.google.com/file/d/1PHbVok-fMevABTsvD4-Mz7qa_oANto2Z/view?usp=drive_link

Board of Health meeting scheduled for Monday, May 19 at 9 AM

The monthly Board of Health meeting usually held on the first Wednesday, had been scheduled for this past Wednesday, May 14 and I missed the update changing it to this Monday, May 19. The normal agenda was also shortened to one item.

BOARD OF HEALTH AGENDA

May 19, 2025 - 9 AM

NEW BUSINESS

● Residential commercial kitchen discussion

CITIZENS COMMENTARY

ADJOURNMENT

Agenda doc -> https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_05192025-1743

Board of Health meeting scheduled for Monday, May 19 at 9 AM

Town Council spends 2 hours and takes "no action" on zoning proposal (audio)

FM #1150 = This is the Franklin Matters radio show, number 1150 in the series. 

This session of the radio show shares the Town Council meeting held in Council Chambers on Wednesday, February 18, 2024. All 9 members  of the Council participated in the Council Chambers. 

Most of the first 2 hours was spent on a healthy conversation around the proposed zoning change from residential to business for two lots on King St near the Fire station. 

The Council after spending almost 2 hours listening to the proposal (no specific business use was proposed) (the real question was should the lot be residential or business?), the Council decided to take "no action". This move allows them to refer the zoning change back to the Planning Board which while they had a quorum discuss this previously, the recommendation came back with only 3 votes, not the full 5 of the Board (due to the recent election).

Quick recap:

• Brownie troop 64085 led the pledge as part of the work on the Democracy badge

• The minutes for the Jan meeting were approved

• The OPEB financial report was presented and reviewed, we are in a better position than we were previously

• FY24 Capital Improvement Plan was approved

• associated transfers to account for the funding approval were also approved

• The Council voted to support the Pending State Legislation Entitled “The Municipal Empowerment Act”

• The Revised 2024 Town Council Meeting Schedule was approved

• Gift Acceptance - Veterans’ Services Dept. ($2,900), Senior Center ($200), Police Dept. ($50)  were approved with thanks

• Designation of “Special Municipal Employee” Under State Ethics Law were approved for newly create committees not previously covered by this move (housekeeping)

• Cable Funds in Support of PEG Service and Programming per MGL Ch. 44, §53F3/4 actually 2 resolutions were approved. If the "empowerment Act noted above becomes law, this kind of approval would disappear from Council agendas

• Council entered executive session to not return to open meeting for discussion of a matter regarding a real estate purchase

• Joint Budget SubCmte meeting on March 6 will begin work on how to resolve a $10.5M budget deficit across town and school budgets. Agenda and budget details to be released Friday March 1

The recording runs almost 3 hours. Let’s listen to the Town Council meeting on Feb 28, 2024.  Audio link -> https://franklin-ma-matters.captivate.fm/episode/fm-1150-franklin-ma-town-council-mtg-02-28-24

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The Franklin TV video is available for replay ->  

https://www.youtube.com/watch?v=nqa0QHtahmQ 

Town Council agenda doc ->  

https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/town_council_agenda_2.28.24.pdf 

My full set of notes captured via Twitter during the meeting are collected in a single PDF for easier reading  ->   https://drive.google.com/file/d/1CBubvtPzSJSvQakhmMx1X7M44cCPu7W_/view?usp=drive_link 

Photos captured during the meeting can be found in one album ->   https://photos.app.goo.gl/sH38Yj6iD5yE6KPQ9

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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.

If you have interest in reporting on the various Town and School meetings, let me know. Training and mentoring is available.

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"

Brownie troop 64085 led the pledge

Franklin's tax rate will decrease to $11.79/thousand for FY 2024 (video)

In about 35 minutes, the Franklin (MA) Town Council heard the tax assessor's update and voted on the series of resolutions to approve setting the tax rate for FY 2024 as $11.79/thousand.

The tax rate is in and of itself a simple calculation: how much revenue do we need to raise from the total assessed value of Franklin? As most folks would realize, the valuations have been rising recently. 

The table here depicts the last 5 years 2020-2024 for assessed value by property classification.

Residential Commercial Industrial Personal Property Total 

2020 4,506,862,400 384,322,107 502,632,510 188,319,520 5,582,136,537

2021 4,684,479,315 385,565,160 515,163,940 188,874,770 5,774,083,185

2022 5,037,676,355 415,756,887 568,964,110 216,250,290 6,238,647,642

2023 5,876,670,670 471,504,398 657,052,300 230,364,400 7,235,591,768

2024 6,473,395,910 523,347,555 734,290,380 259,381,120 7,990,414,965

The combination of new growth and the 'automatic' 2.5% increase allowed provides the revenue allowed to be raised to fund the budget approved by the Town Council. The final adjustment for the FY 2024 budget was approved by the Finance Committee on Nov 8 and then by the Council Nov 15.

The key decision at the tax rate hearing is to maintain the single tax rate or move to a split tax rate. The Board of Assessors memo to the Council lays out the argument distinctly:

"A single tax rate means that all property classes (residential, commercial, industrial and personal) are taxed at the same tax rate. A dual tax rate means the commercial-industrial-personal tax rate is increased while the residential rate is decreased. In other words, some of the residential tax burden is shifted towards commercial, industrial and personal properties.

Please note that a dual tax rate does not produce more tax revenue, it simply shifts the burden." (Bold added for emphasis)

Franklin has historically had an approximate 80-20 split between residential and commercial/industrial as shown in the following chart.

the residential vs. commercial/industrial split has been in the 80-20 range over time

As the assessed valuation increases over time, the tax rate will drop. As the valuation decreases, the tax rate will increase. The tax rate is a good talking point but is simply the result of math driven by the assessed values and the amount to be raised to meet the budget.

as the assessed valuation increases, the rate decreases, and vice versa

The rate means little to the average home owner. Whether the rate goes up or down, it is more important to know what the valuation of the residence is. The chart here shows that over time, the tax rate can go up or down but the average tax bill will continue to increase.

whether the rate goes up or down, the overall tax bill does increase

The Town Council agenda includes the tax rate hearing information from which these charts were created.     https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/november_21_2023_town_council_tax_hearing_agenda.pdf

Download the charts as one PDF ->   https://drive.google.com/file/d/1gJvC5DdCmmeU2tQ_bycWPJETpKvVuMtw/view?usp=drive_link

Franklin TV video link ->  https://www.youtube.com/watch?v=1qrgc2zjfLE

Tax Rate Hearing - Charts to help understand the Town of Franklin rate, tax bill, and assessed valuation relationship

DATE:  November 21, 2023 

To:  Town Council 

FROM: Board of Assessors

Kevin W. Doyle, Director of Assessing

 

RE: FY 2024 Tax Rate Hearing

Please find attached our information related to the annual Tax Rate Hearing. The hearing is required by Law and is intended primarily for the Town Council to determine whether the FY 24 Tax Rate (July 1, 2023 - June 30, 2024) will be a single/uniform or a dual/split tax rate.

A single tax rate means that all property classes (residential, commercial, industrial and personal) are taxed at the same tax rate. A dual tax rate means the commercial-industrial-personal tax rate is increased while the residential rate is decreased. In other words, some of the residential tax burden is shifted towards commercial, industrial and personal properties.

PLEASE NOTE THAT A DUAL TAX RATE DOES NOT PRODUCE MORE TAX REVENUE, IT SIMPLY SHIFTS THE BURDEN.

Currently the single tax rate for FY 23 is $12.58 and the proposed tax rate for FY 24 rate is $11.79. The average single family assessment value increased from $593,800 to $650,400 or $56,600 (9.5%). For the average single family assessed at $650,400, the tax bill will increase by $198 a year. Individual homes may increase or decrease depending on numerous other factors.

Approximately 81% of property tax valuation and thus tax revenue is from residential taxes and 19% from commercial, industrial and personal property (CIP) taxes. If the council voted for a duel tax rate then then the shift from Residential to CIP would be on a 4 to 1 basis. For example if the Residential tax rate was lowered by $1 per thousand dollars valuation, the CIP tax rate would need to increase by $4 to offset the reduction in taxes collected by Residential properties.

 

Franklin has always had a single rate; we're happy to answer any questions that you may have.

Special Note: We send out quarterly tax bills. The first two (July and October) are preliminary largely based on last fiscal year's bills. The final two tax bills in January and April are based on the Actual Tax Rate and Final Assessment of each property. Accordingly the four quarterly bills are usually different. The first two are generally lower while the last two are higher.

Simple Example - Your last year's tax bill was $6,000 and this year it goes up $200 for a total of $6,200. Your first two bills would be $1,500 each for a total of $3,000. The last two tax bills are the final actual total less the first two preliminary tax amounts ($6,200 minus $3,000 = $3,200) divided into the two (January and April) final installments ($1,600 each).

Many folks multiply their third quarterly $1,600 amount times four and think their new bill is $6,400 for the year. They need to look at the total annual tax as indicated on the actual 3rd Quarter Tax Bill, not just at one quarterly bill. Remember that valuations typically change annually in accordance with use of the State required data. The Total Tax Levy typically increases by 2 ½%(Proposition 2 ½), by New Growth Revenue (improvements and new properties added to the tax base), and by adjustments in the Debt Exclusion amount to be raised for payments on long-term capital projects (i.e. schools).

The full tax rate hearing package can be found ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/november_21_2023_town_council_tax_hearing_agenda.pdf

Download the charts as one PDF ->   https://drive.google.com/file/d/1gJvC5DdCmmeU2tQ_bycWPJETpKvVuMtw/view?usp=drive_link

cover page for FranklinMatters.org explanation

historical tax rate shown

as the assessed valuation increases, the rate decreases, and vice versa

the residential vs. commercial/industrial split has been in the 80-20 range over time

whether the rate goes up or down, the overall tax bill does increase

Economic Development Subcommittee agrees to proposal on zoning change for 2 lots from Residential to Business (video)

The Economic Development Subcommittee met as scheduled on August 23, 2023 at 5:30 PM. All four members were present for the brief discussion around the proposal to change the zoning of 2 lots on King St near Fire Station 2 from residential to business. 

A few questions to clarify the matter considering the process and kind of business operation to be allowed were asked. These more likely to be better understood/considered during the formal hearing process assuming the measure continues to get referred by the Town Council to the Planning Board. The Planning Board will review and make their recommendation back to the Council which in turn holds their own public hearings before voting on it.

One of the nuances on the timeline, by starting now, it could get completed (i.e. a final decision by the Council) before the November election, at which point if it was still in limbo, it would need to start all over.

The measure was approved by 4-0 to bring to the Town Council at the next meeting (Sep 6).

map showing location of the 2 lots in question on King St

You may access the agenda and links for this meeting here: https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/edc_agenda_aug_23_2023.pdf

Shared from ->  https://www.franklinma.gov/home/news/economic-development-subcommittee-meeting-august-23rd-2023 

My notes captured via Twitter during the meeting can be found in one PDF ->   https://drive.google.com/file/d/1eVFLdGt46ZwOiBLGURB-X6aeax6QRdU3/view?usp=drive_link

Franklin TV video replay -> https://www.youtube.com/live/oqw7ereD3uI

Economic Development Subcommittee Meeting - August 23, 2023 at 5:30 PM

The Economic Development Subcommittee will meet on August 23, 2023 at 5:30 PM.

You may access the agenda and links for the meeting here: https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/edc_agenda_aug_23_2023.pdf

Shared from ->  https://www.franklinma.gov/home/news/economic-development-subcommittee-meeting-august-23rd-2023

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The text of the memo in the agenda:

"As you know the Town has been asked to consider rezoning to Business two residentially zoned parcels of land adjacent to the Fire Station on King Street. The Department of Planning & Community Development has developed Zoning Map Amendment 23-901 for the Town Council’s Economic Development Subcommittee’s consideration.

If approved by Town Council, Zoning Map Amendment 23-901 would amend the Town’s existing Zoning Map (Chapter 185, Section 5, of Franklin Town Code) by changing the following parcels from the Single Family Residential III zoning district to the Business zoning district. 

This small zoning map change would allow development of the two parcels for a variety of commercial uses. Uses allowed by right include: nursery, greenhouse or garden center; restaurant; other retail sales and services; office uses including banks/credit unions, medical/dental, and other professional or administrative uses; business incubator or co-working space; artisanal and craft maker space; art gallery.

Uses that may be allowed by Planning Board special permit include: motor vehicle, boat, farm implement sales (without repair service); filling or service station; vehicular service establishment; function hall or catering; hotel or motel; brewery, distillery, or winery production with tasting room.

Uses that may be allowed by Zoning Board of Appeals special permit include: animal hospital, kennel, day care, training, or grooming.

Attachments 2 through 8 (Use Regulations Schedules Parts I through 7) of the Town's Zoning Bylaw (Chapter 185 of Franklin Town Code) contain a complete list of uses that are allowed by right or may be allowed by Zoning Board of Appeals or Planning Board special permit in the Business Zoning District.

Attached are the following:

• Bylaw Zoning Amendment 23-901; and
• A diagram with two maps: one showing the current zoning in the area, and one showing
• proposed Zoning Map changes.

If the Economic Development Subcommittee supports the proposed zoning map amendment, the issue should be scheduled for a Town Council meeting in the near future for further consideration. Please let me know if you have questions or require additional information."

Economic Development Subcommittee Meeting - August 23, 2023 at 5:30 PM

Register O'Donnell Reports on 2022 Annual Real Estate Activity in Norfolk County

Norfolk County Register of Deeds William P. O'Donnell reported that Norfolk County recordings for 2022 indicate a shifting real estate market, where the year started off strong and ended with significant drops in mortgage activity and average property sale price as compared to 2021.

 

In 2022, there were 130,051 documents recorded at the Norfolk County Registry of Deeds, a 33% decrease from 2021.

 

"The real estate market is feeling the effects of inflation and steadily rising interest rates, which is limiting how much money customers can save," said Register O'Donnell. "The total number of documents is much lower in 2022 than it was in 2021, but the change from month to month is less pronounced. The number of recorded deeds, which is one measure of document volume, shows a drop in real estate sales from the previous year."

 

Average Annual Sale Price Commercial-Residential

The number of deeds for 2022, which reflect real estate sales and transfers, both commercial and residential, was 17,398—a decrease of 17% from 2021.

 

Sale prices for 2022 appear to have increased slightly compared to 2021. The average sale price for all of Norfolk County, both commercial and residential, this year was $1,173,256, a 10% increase from 2021. However, the total dollar volume of commercial and residential sales is down, decreasing 10% from one year ago.

 

"With the average sales price showing increases for the year as a whole and the total volume of sales decreasing, indicates that in 2022 there were fewer homes being sold, but at a higher price," said Register O'Donnell.

 

Total Number of Deeds Recorded in 2022 for Norfolk County

According to numbers from the Consumer Financial Protection Bureau, the median interest rate of a 30-year fixed-rate conventional loan started at 4.14% in January 2022 and grew to 6.61% by December 2022, a more than 63% increase.

 

"The increasing cost of living and rising interest rates that the country is currently experiencing have an effect on the local real estate market," noted O'Donnell. "With interest rates more than double what there were at the start of 2022, consumers appear to be less inclined to borrow, and the decline in average sales prices suggests sellers are lowering pricing to compensate,"

 

Overall lending activity showed a continued downward trend. A total of 23,265 mortgages were recorded at the Registry in 2022, 50% fewer than a year earlier.

 

"This year, month to month, the registry figures show significant increases in the number of pending foreclosures, with as many as 40 in one month," said O'Donnell.

 

Total Numbers of Foreclosure Deeds & Notices to Foreclose

The Norfolk County Registry of Deeds has been closely monitoring the foreclosure market. In 2022, there were 68 foreclosure deeds recorded as a result of mortgage foreclosures taking place in Norfolk County, whereas in 2021 there were 52 recorded. However, in 2022, there were 308 notices to foreclose, the first step in the foreclosure process, significantly more than the 141 recorded in December of 2021.

 

"The substantial increase in the number of notices to foreclose is troubling. This suggests that more of our neighbors may have financial difficulties in the future," said O'Donnell. "We have seen this number more than double this year and will continue to monitor these figures in 2023."

 

For the past several years, the Norfolk County Registry of Deeds has partnered with Quincy Community Action Programs (617-479-8181 x376) and NeighborWorks Housing Solutions (508-587-0950) to help anyone facing challenges paying their mortgage. Another option for homeowners is to contact the Massachusetts Attorney General's Consumer Advocacy and Response Division (CARD) at 617-727-8400.

 

"If you are having difficulty paying your monthly mortgage, please consider contacting one of these non-profit agencies for help and guidance," said Register O'Donnell.

 

Register O'Donnell concluded, "Inflation in the US has been increasing since mid-2021, and it hit a 40-year high exceeding 8% in September 2022. The Federal Reserve raised interest rates many times in 2022 in an effort to slow the rise in inflation. As a result, borrowing money now costs more. This year, mortgage rates have doubled, which has led some buyers to pause their home searches, and, on average, fewer offers are being made to sellers."

To learn more about these and other Registry of Deeds events and initiatives, "like" us on Facebook at facebook.com/norfolkdeeds. Follow us on Twitter and Instagram at @norfolkdeeds.

The Norfolk County Registry of Deeds, located at 649 High St., Dedham, is the principal office for real property in Norfolk County. The Registry is a resource for homeowners, title examiners, mortgage lenders, municipalities, and others with a need for secure, accurate, and accessible land record information. All land record research information can be found on the Registry's website, www.norfolkdeeds.org. Residents in need of assistance can contact the Registry of Deeds Customer Service Center at (781) 461-6101 or email us at registerodonnell@norfolkdeeds.org.

 

MMA: "Franklin develops Commercial Driver Licensing training program for employees"

"Following changes to federal training requirements for Commercial Driver’s Licenses, the Franklin Department of Public Works has received federal approval of an internal training program, designed to bring in qualified hires while saving money for employees who need a CDL license.

The CDL training changes, which took effect last February, require applicants to receive training by an approved trainer prior to taking the CDL test — and the cost for the training can be as much as $10,000. Prior to the changes, and for the last 15 years, the town was able to train employees in-house, according to Public Works Director Brutus Cantoreggi.

“It’s very hard to find CDL drivers, so I would hire folks without the license and train them in house,” Cantoreggi said. “It brought in a lot of folks who had permits. … But with the regulation change, we couldn’t find people already licensed for these jobs.”

Continue reading the article at the Mass Municipal Assoc page ->

https://www.mma.org/franklin-develops-commercial-driver-licensing-training-program-for-employees/

The Franklin Department of Public Works provides internal Commercial Drivers License training for employees. (Photo courtesy town of Franklin)

Finance Committee hears of the assessment process which accounts for about 60% of the Town of Franklin revenue (audio)

FM #867 = This is the Franklin Matters radio show, number 867 in the series. 

This session of the radio show shares the Finance Committee meeting held on Wednesday, Oct 26, 2022. 

The meeting was conducted in a hybrid format: 6 members of the Finance Committee were in the Council Chambers along with some of the public, 1 member was remote along with some members the public via conference bridge, all to adhere to the ‘social distancing’ requirements of this pandemic period. 

The primary discussion was with Kevin Doyle, Assessor and Chris Feeley, Chair of the Board of assessors as the assessment process was covered at a high level. How are residential homes assessed? How are commercial/industrial properties assessed? 

Interesting fact, the assessment process produces about 60% of the Town of Franklin revenue.

The meeting recording runs about seventy minutes, so let’s listen to the Finance Committee meeting Oct 26, 2022.

Audio file ->  https://franklin-ma-matters.captivate.fm/episode/fm-867-franklin-ma-finance-cmte-mtg-10-26-22

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Meeting agenda document ->   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/10-26-22_finance_committee_meeting.pdf

 

My notes ->   https://drive.google.com/file/d/1qvpZtcz3JE529S9wN1tkJJ3FB9w92B8N/view?usp=sharing

Link to Finance Committee => https://www.franklinma.gov/finance-committee 

YouTube recording =>  https://youtu.be/OaibaQ9dOBk 

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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!

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

You can also subscribe and listen to Franklin Matters audio on iTunes or your favorite podcast app; search in "podcasts" for "Franklin Matters"

Finance Committee hears of the assessment process which accounts for about 60% of the Town of Franklin revenue (audio)