Agenda for Economic Development Subcommittee, Weds, Oct 29, 2025 at 5:45 PM

Economic Development Subcommittee 

Agenda & Meeting Packet

October 29, 2025 - 5:45 PM

Agenda:

1. Approval of Minutes

a. 2021: March 3, June 16, July 21

b. 2022: April 6

c. 2023: January 4, January 25, February 22, March 1, March 22, May 3, June 7, June 21, August 16, August 23, September 6, October 18, November 1

d. 2024: January 31, March 13, April 10, May 1, May 23, September 18, October 16, November 13, November 20, December 11, December 18

e. 2025: January 8, February 26, May 21, July 16

2. Councilor Comments

3. Adjourn

Agenda doc also contains remote participation info ->

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_10292025-1964 

Agenda for the Economic Development Subcmte meeting on Weds, Oct 29, 2025 at 5:45 PM

What's happening in Franklin, MA: Wednesday, October 15, 2025 ??

Wednesday, October 15

Library & Senior Center events

ECDC 3-year old placements available (Franklin ECDC - FX O’Regan Early Childhood Development Center)

Music Booster fund raiser (Panera Bread)

9:00am Ballot Tabulator Testing (Council Chambers) 

11:00am Franklin Q&A (in person & remote) (Franklin Senior Center)

1:00pm Where's the Toast? Memory Cafe (Franklin Senior Center)

4:00pm Pumpkin Patch (St John's Episcopal Church)

6:30pm Queer Book Club (Franklin TV and Radio Studio)

7:00pm 350 Mass Greater Franklin Node Meeting (hybrid) (First Universalist Society of Franklin)

7:30pm The Wolves (Dean College Main Stage Theater)

For additional details on Library events ->  https://www.franklinma.gov/942/Calendar-of-Events

For additional details on Senior Center events ->        

https://www.franklinma.gov/calendar.aspx?CID=37,24&showPastEvents=false

What's happening in Franklin, MA

**  Town Meetings today   **

Franklin Q&A

Wednesday, October 15 Time: 11:00 AM

No posted agenda for this information sharing session, to participate remotely contact the Senior Center or use the form -> https://forms.gle/Q3i9SUGXzsDHoBvy7 

BOTH EDC & TC meetings have moved to next week, Oct 23

Economic Development Subcommittee Meeting

Wednesday, October 15 Time: 5:45 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_10152025-1954 

Town Council Meeting

Wednesday, October 15 Time: 7:00 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_10152025-1953 

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Find the full Community event calendar  https://bit.ly/FranklinCommunityCalendar

If you have an event to add to the calendar, you can use the form to submit it for publication:  https://bit.ly/Submit2Calendar

The Town meeting calendar is found  https://www.franklinma.gov/Calendar.aspx
The School district calendar is found  https://franklinpublicschooldistrictma.sites.thrillshare.com/o/fpsd/page/school-calendar

Agenda for the Economic Development Subcmte meeting on Weds, Oct 15, 2025 at 5:45 PM

Economic Development Subcommittee

Agenda & Meeting Packet

October 15, 2025 = 5:45 PM

Agenda:

1. Approval of Minutes

a. 2021: March 3, June 16, July 21

b. 2022: April 6

c. 2023: January 4, January 25, February 22, March 1, March 22, May 3, June 7, June 21, August 16, August 23, September 6, October 18, November 1

d. 2024: January 31, March 13, April 10, May 1, May 23, September 18, October 16, November 13, November 20, December 11, December 18

e. 2025: January 8, February 26, May 21, July 16

2. Friendly 40B Policy

3. Standard Housing Index Percentage

4. Councilor Comments

5. Adjourn

Agenda doc also contains remote participation info ->   https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_10152025-1954

Agenda for the Economic Development Subcmte meeting on Weds, Oct 15, 2025 at 5:45 PM

Heather talks about her journey developing b.Luxe and hair loss solutions (audio)

FM #1511 = This is the Franklin Matters radio show, number 1511 in the series. 

This session shares my conversation with Heather Cohen, owner of the b.Luxe Hair & Makeup Studio in Medway. We had our conversation at the Franklin TV & Radio Studio on Thursday, August 28, 2025. 

Heather Cohen, owner of the b.Luxe Hair & Makeup Studio

Heather lives in Franklin and is now personally specializing in solutions for hair loss as part of the studio services. Our conversation covered Heather’s road to the present time, hair stylist, opening her own studio in Medway in 2011, growing the studio, facing hair loss and researching, experimenting to find appropriate solutions. 

It was a fun and fascinating conversation.

The recording runs about 42 minutes, so let’s listen in. Audio link -> https://franklin-ma-matters.captivate.fm/episode/fm-1511-heather-cohen-her-bluxe-story-08-28-25/

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b.Luxe web page -> https://bluxe.com/ 

Hair loss solutions -> https://bluxe.com/hair-loss-solutions 

Studio Instagram -> https://www.instagram.com/bluxehairandmakeup/ 

Heather’s Instagram -> https://www.instagram.com/b.luxewigsandtoppers/

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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

• And if you have interest in reporting on meetings or events, please reach out. We’ll share, and show you what, and how we do what we do

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"

All the Fall Things - Coming to Franklin!

It's that time - Arts & Culture volunteers are gearing up for another season!

Franklin Cultural District

The Franklin Cultural District is excited to share our webpage listing all of this fall’s activities and events—from performances and exhibits to community celebrations. Be sure to check back often as we continue to add new events, and don’t forget that community members are welcome to submit their own events through the calendar link at the bottom of this email.

Harvest Festival

We’re also thrilled to announce that the Cultural District is preparing to print our Fall/Winter Cultural Guide, which will make its official debut at the upcoming Arts & Culture Symposium!

The Franklin Arts & Culture Symposium

Arts & Culture Symposium

Click here for registration & program details!

Notes: Both events are free. September 18 focuses on networking reception/artist performances, while September 19 features keynote speakers and additional networking opportunities. Please register for one or both programs. Once registered, our volunteers will follow up regarding any food needs.  

"One Year After Signing Affordable Homes Act, Nearly 100,000 New Housing Units Under Development to Lower Costs in Massachusetts"

New Housing Units Under Development
to Lower Costs in Massachusetts

Today marks one year since Governor Healey signed the Affordable Homes Act — and we’re seeing results. More than 90,000 homes are completed or in development across Massachusetts since the start of the Healey-Driscoll Administration.

• 700+ ADUs approved or permitted
• 5,200 homes in the pipeline in MBTA Communities
• Conversions of vacant offices to housing
• State Land for Homes sites moving forward
• Momentum Fund + MBTA Communities + conversions + state land = more homes on the way

Learn more: https://www.mass.gov/news/one-year-after-signing-affordable-homes-act-nearly-100000-new-housing-units-under-development-to-lower-costs-in-massachusetts

Shared from -> https://www.instagram.com/p/DNBqdusPUPI/

Annual Report of the Town of Franklin Planning Board - FY 2024

With the Biennial Election coming up November 4, 2025, the nomination papers are available beginning Aug 4, 2025 for candidates to take, obtain the appropriate number of signatures to get on the ballot. 

We are sharing the section of the Annual Report for the Town of Franklin 2024 to help explain what each role entails. 

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The Planning Board, as established by MGL. Ch. 41 sec.70, is responsible for “…making plans for the development of the municipality, with special reference to proper housing of its inhabitants.” 

The Board is charged with administering the State’s Subdivision Control Law (MGL. 41 Ch.81K) and the local subdivision rules and regulations (Chapter 300). The Board makes recommendations to the Town Council on Zoning By-Law amendments and may at its own discretion adopt new subdivision regulations. 

The Board is also designated as the permitting authority for various site plan and special permit submittals under the Town’s Zoning Bylaw (Ch. 185). The Board receives recommendations from the Design Review Commission on building design, elevation, and signage for commercial site plan permits, and from the Conservation Commission on wetland related issues. The Board also works closely with the Planning & Community Development and Public Works Departments.

In FY 2024, the Planning Board reviewed and issued decisions for several projects throughout the year. There were several applications received for solar panels. The largest solar project is located at Maplegate Country Club with over 100+ acres of solar panels.

The Planning Board received several applications for residential development. A proposed 20-unit new building located at 100-110 East Central was approved with 2 affordable units. Uncas Ave was previously approved for nine duplex units. The project has since been increase to nine tri-plex units, adding a total of 27 units for residential housing.

Throughout the year, the Planning Board conducted their public meetings in a hybrid format, offering in person and remote attendance to the applicants and public. 

The Planning Board accepted eight (8) Form H - Certificate of Completions. Acceptance of a Form H indicates all work has been completed according to Site Plans or Subdivision Plans previously approved by the Planning Board. 

The Planning Board also received seven (7) Special Permit applications. Since the Town of Franklin has exceeded their 10% of affordable, known as CH40B housing, the Town developed a Friendly 40B process. The Planning Board review one (1) application for a Ch 40B development located at 444 East Central St. This has been the second application received and reviewed by Planning Board and gave the Planning Board an opportunity to provide feedback on affordable housing.

For a complete list of decisions please visit the Town Clerk’s Office. The Planning Board held public hearings on several proposed Zoning Bylaw changes focusing on meeting the most recent state regulations known as Section 3A, requiring MBTA communities to zone for more housing within ½ mile of the train station. 

The Planning Board also reviewed and updated the Marijuana Overlay District map, addition additional parcels to the map. The Board continues to help property owners make the desired changes and improvements to their properties while fostering responsible growth and development in the Town of Franklin.

The Planning Board typically meets twice a month on Mondays at 7:00 PM in the Municipal Building. All Board meetings are open to the public, and are televised via Community Cable Access.

Planning Board Membership

The Planning Board consists of five members and one associate member. The associate member participates in all hearings but only votes on Special Permits if one of the members is unable to act. The Board members are elected and serve 4-year terms. 

Below is a list of current Planning Board members:

Gregory Rondeau, Chairman 

Beth Wierling, Vice Chairman 

Jennifer Williams, Clerk

Jay Mello, Chris Stickney

Mark Mucciarone, Associate member

Respectfully submitted, 

Gregory Rondeau, Chairman

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You can download the Planning Board section (PDF) the Annual report ->   

https://drive.google.com/file/d/1c1bkw38iVX6xFLOVxfxHmxSW64zL9quI/view?usp=drive_link

or dig into the full Town of Franklin annual report here ->

https://drive.google.com/file/d/1JGxfeanVhITZ9jSTGf6tgDMtVlI000Ju/view?usp=drive_link

Annual Report of the Town of Franklin Planning Board - FY 2024

Economic Development Subcmte spends 3 hours in discussion on Wednesday (video)

The Economic Development Subcommittee met on Wednesday, July 16, 2025 in the 3rd Floor Training room. 3 members were present and participated in the first agenda item. Once that was complete, the 4th member, Cobi Frongillo joined them for the remainder of the session. He had recused himself from the Crossing Neighborhood District discussion to avoid a conflict of interest. His father's business is located in that potential district.

Franklin TV video replay is available -> https://www.youtube.com/live/6hKdQIw9rpQ

The EDC agenda and supporting documents

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07162025-1818 

Quick recap:

Item 1 - Crossing Neighborhood

• TA Jamie Hellen provides the overview of the background on the proposal for the Crossing Neighborhood. Multiple zoning bylaws make up the "package" to work together. Direct link to the memo providing the overview https://ma-franklin.civicplus.com/DocumentCenter/View/6226/1a-DPCD-Memo---Crossing-Neighborhood-Zoning-District---71625
• Hamblen looks at this as a "mini downtown commercial". She raises an issue on 3 family by right, J Halligan notes that the current bylaw actually includes the proper language; apparently in the draft, the section language got left out. It can be included (and should) without vote to modify this. An oversight on version control. This identifies a couple of updates to the online zoning codes as they were changed just not reflected in the current versions
• After much discussion
• Motion to amend 2.3 8a from no to planning board special permit Passes 3-0
• Motion to move to Town council as amended, second passes 3-0

Item 2 - Use Variances

• Discussion on Recommendation on eliminating “Use Variances” from the authority within the Zoning Board of Appeals
• Discussion on elimination of use variance from approval by the ZBA, which in those cases tend to overstep their authority; the restriction was intentionally made by the zoning bylaws with PB and Council approval and then the ZBA can act on their own...
• After much discussion, Motion to move to council for further discussion (Jones)
• Not seconded, hence the move does not take place. There will be some discussion overall on this topic in a positive manner per Hamblen

Item 3 - update on World Cup

• FIFA requirements will host the fan center in Boston. We arestill figuring out what we can do. Artificial Turf fields are not used by international games (Gilletteis redone with real grass for international games)
• Lots of other events at the same time; Highland games, Tall Ships, etc
• Marketing via MetroWest on the benefits of Franklin. Hotel outreach, transportation planning needed; Porchfest, 4th of July also in similar time frames... Found in Franklin market for goods, crafts

Item 4 - EDC goals

• On the one hand, given the length of the meeting and discussions there seemed little interest in this item; only one member Frongillo was prepared with a short list of priorities
• Recognition from TA Hellen that until B Taberner's replacement is hired, there is very little staff to do the additional work

Motion to adjourn, passes 4-0

My full set of notes in one PDF -> https://drive.google.com/file/d/1ME-F_qCpL61vAQz0NeBnFDIakEXX3mzO/view?usp=drive_link

EDC discussion on first item (Frongillo recused)

Franklin, MA: agenda for Economic Development Subcmte Mtg - Weds, July 16 - 5:45 PM

Economic Development Subcommittee 

Agenda & Meeting Packet

July 16, 2025 - 5:45 PM

Meeting will be held at the Municipal Building 

Council Chambers, 2nd Floor, 355 East Central Street *

Agenda:

1. Discussion and Recommendation of creating the Crossing Neighborhood Zoning District

a. Department of Planning & Community Development Memo  https://ma-franklin.civicplus.com/DocumentCenter/View/6226/1a-DPCD-Memo---Crossing-Neighborhood-Zoning-District---71625

b. Zoning Bylaw Amendment 25-929: Creation of the Crossing Neighborhood Zoning District  https://ma-franklin.civicplus.com/DocumentCenter/View/6225/1b-ZONING-BYLAW-ADMENDMENT-25-929---Crossing-Neighborhood-District---Definition

c. Zoning Bylaw Amendment 25-930: Zoning Map Changes  https://ma-franklin.civicplus.com/DocumentCenter/View/6227/1c-ZONING-BYLAW-ADMENDMENT-25-930---Crossing-Neighborhood-District---Zoning-Map

d. Zoning Bylaw Amendment 25-931: Use Regulations  https://ma-franklin.civicplus.com/DocumentCenter/View/6228/1d-ZONING-BYLAW-ADMENDMENT-25-931---Crossing-Neighborhood-District---Use-Regulation-Schedule

e. Zoning Bylaw Amendment 25-932: Lot, Area, Frontage, Yard, Height Requirements   https://ma-franklin.civicplus.com/DocumentCenter/View/6229/1e-ZONING-BYLAW-ADMENDMENT-25-932---Crossing-Neighborhood-District---Dimensional-Regulations

f. Zoning Bylaw Amendment 25-933: Parking, Loading, Driveway Requirements  https://ma-franklin.civicplus.com/DocumentCenter/View/6231/1f-ZONING-BYLAW-ADMENDMENT-25-933---Crossing-Neighborhood-District---Parking-etc-reqs

g. Zoning Bylaw Amendment 25-934: Changes to Ch. 185, Sections 3, 4, 20, 31  https://ma-franklin.civicplus.com/DocumentCenter/View/6230/1g-ZONING-BYLAW-ADMENDMENT-25-934---Crossing-Neighborhood-District---Chapter-185-Sections-3-4-20-31

2. Discussion and Recommendation on eliminating “Use Variances” from the authority within the Zoning Board of Appeals   https://ma-franklin.civicplus.com/DocumentCenter/View/6235/2-1---DPCD-Memo---Crossing-Neighborhood-Zoning-District---71625

3. Update on 2026 World Cup preparation

4. 2024-25 Town Council/Administrator EDC Goals Review

a. Discussion on priorities of Master Plan, Housing Production Plan, Franklin For All plans   https://ma-franklin.civicplus.com/DocumentCenter/View/6233/2024-2025-EDC-Goals

The complete agenda also includes remote participation info -> https://www.franklinma.gov/AgendaCenter/Economic-Development-Subcommittee-7/?#_07162025-1818

Franklin, MA: agenda for Economic Development Subcmte Mtg - Weds, July 16 - 5:45 PM

* Note: due to equipment failure in the Studio for the Council Chambers, the meeting may move to the Studio in the 3rd Floor Training Room. (Remote info won't change)

Register for the Arts and Culture Symposium - Sep 18 & Sep 19

Register for the Arts and Culture Symposium - Sep 18 & Sep 19

Join us for the Arts and Culture Symposium!

Connect and create - read more about the program and how you can participate. Includes artist opportunities & more!

#Arts #Community

Symposium info -> https://conta.cc/44xaRYA

Symposium tickets -> https://www.eventbrite.com/e/arts-and-culture-symposium-tickets-1461807598879