Jeff Nutting's Letter to the Town Council - Housing Growth Summary

This was shared via Franklin Matters in October, 2016
http://www.franklinmatters.org/2016/10/jeff-nuttings-letter-to-town-council.html

It is also part of the agenda for the Town Council Meeting Jan 18, 2017.


"Lately, I have been approached by landowners/developers (L/D) seeking my opinion on whether the Town will provide a zoning change so they can develop their land into Condos, Apartments and Zone 7 (which allows 4 times the density of Rural Residential zoning). All the requests require a zoning change for the L/D. While a project may offer some benefit, it is the Town Council that needs to decide on zoning and the pace of development you want for Franklin.

The Town Council adopted an updated Master Plan in 2013 as a road map to continued improvements for the citizens of Franklin. The plan covered a wide range of topics many which the Council have embraced to date, most notably zoning changes, sidewalk construction, as well as open space /recreation issues.

Currently, the economy seems to be in good shape and the demand for housing in Franklin is higher than it has been in a long time. You will recall the tremendous growth of the 1990's and the various steps Town Council took to reign in the growth. They rezoned residential land to industrial land, adopted over-55 housing, bought open space when available, adopt the water and sewer extension bylaws, a growth control bylaw, the so-called circle bylaw, etc.  Further, the Council voted for an impact fee on new homes that was rejected by the Court. All the efforts to control development happened after the spike in housing production of the mid- 1990's and the fast growth created problems that we are still dealing with today. Housing starts continued in the early 2000's at a slower pace and then the recession of 2008 reduced development further.

In review, dwelling units created in the last five years by the Building Commissioner reports the following dwelling units:

• 2011 - 20 units
• 2012 - 57 units
• 2013 - 48 units
• 2014 - 47 units
• 2015 - 38 units

This does not count the two developments on King Street and East Central Street with a total of over 250 units for elderly citizens.

Since 2012, we are averaging about 48 units a year. This seems to be a reasonable and steady growth. Franklin is now at a crossroad again concerning proposed dwelling units. Currently, there are over 800 units in various stages of development.

Under Construction (Various Stages)

• Weston Woods - 40B Apartments - 280
• Lorraine Metcalf – Subdivision - 4
• Cooks Farm - Condos  - 55
• Lincoln Street - Subdivision - 9
• County Side Estates - Subdivision - 8
• Franklin Heights - Condos - 7
• Winter Gardens- Subdivision - 5

Approved

• Uncas Ave - Subdivision - 18
• Upper Union Street - Subdivision - 7
• East Central Street - Apts. - 7
• Chestnut Street - Over 55 - 10

Before Planning Board

• Maple Street - Subdivision 10

In the Works

• Madeline Village -  40B  =  30-40 Decision by ZBA by end of year  
• Pond Street  - Condos  =  96 Expects to file prior to end of year
• At the end of Dean Ave - Apartments = 250 - Expects to file prior to the end of year
• West Central Street - Condos =  30 ?? Recently rezoned 
• Others units that are currently approved = 20 +/-  or under construction

Total possible Dwelling Units 800 +/-

While not all of these units will be constructed at once, we could see well over 600 units in the next 3 years. Further, we do not know how many other "as of right" dwelling units may be proposed in the next couple of years.

The housing development speaks well to Franklin's quality of life and all the improvements that have happen over the last 15 years under the leadership of the various Town Councils that make Franklin a desirable community to live.

Does the Town Council want to maintain the zoning plan adopted in the Master Plan or make changes to the plan? Providing a clear message to L/D's makes a lot more sense than dealing with zoning on a case-by-case basis. It is hard to say yes to one person and no to the next if you do not have an overall game plan.

I suggest this topic be put on a Council agenda or workshop in the near future. I am happy to answer any questions."

Jeff Nutting

new Cook's Farm being built under the Residential 7 bylaw on RT 140

• Additional info is contained in the full PDF

http://town.franklin.ma.us/Pages/FranklinMA_Council/October%2019,%202016/R7%20HANDOUTS%201%20AND%202.pdf

• The agenda item for the Jan 18, 2017 meeting

http://www.franklinma.gov/sites/franklinma/files/mai/files/bylaw_16-775_summer_st_referral_to_pb_0.pdf

• 
  

Happy Anniversary!

Some things change, some things don't.

Eight years ago the Senior Center was celebrating its opening.
http://www.franklinmatters.org/2007/11/senior-center-entrance-area.html

The common room was filled for the Senior Center open house on Sunday, Nov 11, 2007

There is a Building Committee working on completing the interior 2nd floor and expanding the parking to accommodate the increased usage.

Eight years ago, the Center Commons was still getting the exterior brickwork completed.
http://www.franklinmatters.org/2007/11/franklin-center-commons-building.html

brick work underway in Nov 2007 at what is now the entrance to The Cake Bar

A couple of months ago, Dean College completed the purchase of the building to add to their dormitory options.
http://www.franklinmatters.org/2015/10/dean-college-buys-franklin-center.html

FranklinMAtters.org began publishing regularly becoming the citizen powered journalism site that it is today. Readership has continued to grow. 

Franklin Matters readership growth from November 2007 to November  2015

How can you help?

• If you like this, please tell a neighbor. 
• If you don't like this, please tell me.

Through this feedback loop, I can continue to provide good information for you.


If you want to stay informed on what matters in Franklin, you can subscribe to receive a daily dose of what matters via email (yes, only one email daily. It should arrive in your Inbox just after 9:00 AM each day.)

Subscribe by following this link http://www.franklinmatters.org/p/welcome.html

Thank you!

In the News - rail trail, state growth, cell phones

Upper Charles River Trail in Milford reopens with cleanup nearly done

by Brian Benson/Daily News staff

Report: State growth lags behind nation

by Bob Salsberg/Associated Press

Partial ban on driving with cellphones passes committee

by Mounira Al Hmoud/Daily News correspondent

Math can explain Franklin

I had heard that the walking speed of people in cities varies according to the size of the city. The larger the size of the city, the faster the walking speed. Think about it and you can see from your own travels that this is true. Walk around Franklin. Go to Boston. Go to New York. You do need to walk much faster in New York to keep up with the flow on the sidewalk don't you?

The walking speed is one aspect of the theory that is coming together now about how cities and companies grow. Why does this matter? What has Franklin done? The population has tripled since the 1960's.

The problems Franklin faced when it was 10,000 people are different that it is now 30,000 people. The ideas that worked for 10,000 won't necessarily work for 30,000 people. Why? A multitude of reasons but there is one basic and fundamental reason that is now explained by Geoffrey West with this new theory.

Watch the video (18 minutes). More than once to get the information and begin to digest it.






Fascinating stuff. Follow the links to the TED Talk page and find additional information on the studies that have brought this theory to light.

I happen to think that Franklin tends to behave like a teenager. We are in that middle stage of growth trying to remain a kid yet forced to recognize that we have an adult-like body. We still want to play but are being forced to work, and not just 'to work' but 'to work' differently than our parents. It is a new and changing world.

How do you think this applies to Franklin?

Note: email subscribers will need to click through to Franklin Matters to view the video.

Live reporting - MCAS Growth Model

d. MCAS Growth Model
      1. Michele Kingsland-Smith
      2. Bob Lima
      3. Maureen Sabolinski

The presentation used:

Growth Analysis

View more presentations from Steve Sherlock.

Franklin was part of the pilot at the State level to participate in this program. The State is gearing for some federal funds and this data pilot was a good step to gain that.

The comparisons amongst the students at a data level to compare apples to apples has not been available previously. This look at the data should help to answer this question.

The test is different year to year, the standards are different. Comparison year to year becomes difficult. How much grown really occurred in the learning? This could not be answered previously.

SGP - Student Growth Profile
CPI - Current Performance Index

One couldn't predict future performance from MCAS results. The value of the new growth model is that this growth can now be forecasted.

The MCAS scores enabled a comparison amongst the Franklin students. Now with the SGP, the comparison can be made statewide. This comparison can truly be made on a cohort statewide level.

Each year, the growth would be re-calculated to produce a new cohort based upon similar performance over three years of testing.

The score for the SGP would be calculated for every subject area in the MCAS environment.

20% rule of thumb, this breaks out the range of growth over 100% into five groupings: 1-19, 20-39, 40-59, 60-79, 80-99.

Data previously was descriptive, now the data can be predictive.

The data shown in the slides is from the pilot and not Franklin District student data.

What this allows us to do is ask questions. What we need to do is to ask the right questions?

This will be a learning year for the District. The Pilot was a great thing to benefit from.

Q - One challenge has been the bar has been raised year to year, does this also measure district growth?
A - You can do a district level report, by grade, by building, a variety of perspectives. At the moment we can only access Franklin data. The ability to do a district level analysis is possible but likely at the State level. What will be presented to the public is still open. We do not know yet. There is no definitive answer yet.

A - Anyone can take data and show issues with it. The strength of the data will be to allow us to show student growth and target assistence to specific groups of students.