Town of Franklin 2025 Master Plan: Key Issues and Opportunities - Part 1 of 8 - Economic Development

This document outlines the major challenges currently faced by the Town of Franklin. These key issues, along with potential opportunities, are instrumental in understanding and shaping the Town’s Master Plan update. Additionally, they contribute to the formulation of the town’s vision, goals, and strategies for the next ten to twenty years.

Economic Development

ISSUES

Downtown Revitalization

Franklin has a vibrant downtown with restaurants and retail stores, yet faces various challenges including traffic issues, run down storefronts, limited accessibility by bike or foot, high commercial rents, and a need for additional shops and casual dining options. The town has already taken significant steps to support the revitalization of the downtown, and stakeholders identify a desire for continued planning, investment, and development in this area. By implementing recommendations from the Franklin For All Rezoning Project and MAPC Market Study, and continuing collaboration with groups like the Franklin Cultural Committee and Franklin Downtown Partnership, the town has the opportunity to make Downtown Franklin a vibrant, destination downtown.

Labor Force/Employment Base Mismatch

Franklin’s well-educated, highly skilled labor force largely depends on external/regional employment opportunities. While Franklin's employment base offers some high-wage employment, most local jobs exist in lower-wage industries that provide goods and services to Franklin’s residents, but not many opportunities for residents to work locally. Stakeholders state an interest in seeing commercial investments to expand job opportunities in town.

Sign Bylaw

Stakeholders find the sign bylaw difficult for businesses to understand. The MAPC Market Study noted the opportunity for Franklin to revise the sign bylaw to allow for more creative and varied signage in commercial and industrial areas to attract business and improve pedestrian wayfinding.

Need for Affordable Housing

There is a pressing need for affordable housing in Franklin, a concern echoed by stakeholders. Addressing this issue is crucial to ensure housing accessibility for all residents and to support the town’s economic development by providing a stable workforce.

OPPORTUNITIES

Downtown Revitalization

The downtown area presents significant development opportunities. There is strong resident support for additional planning, investment, and development in this area. By implementing recommendations from initiatives like the Franklin For All rezoning project and MAPC Market Study, the town can create a vibrant downtown. Measures such as establishing a facade improvement program and offering financial incentives for mixed-use development can stimulate economic activity and attract businesses and visitors.

Property Redevelopment and Façade Improvement

Redeveloping vacant, deteriorated, or contaminated properties in downtown Franklin presents an opportunity to enhance the area’s aesthetic and economic value. Implementing Façade Improvement Programs, supported by grants and loans, can attract businesses, and improve the overall appearance of the commercial district. Franklin for All recommended establishing a façade improvement program for small businesses and property owners in the Downtown.

Creating a program to provide loan or grant funding to small-businesses and property owners could provide an incentive for owners of existing buildings to make façade improvements like new signage, awnings, painting, lighting, and more. To fund this program, Franklin could use payments from the 40R Smart Growth District or from in-lieu fees generated through inclusionary zoning. A façade improvement program should be supplemented by design guidelines to ensure that upgrades match the desired aesthetic for Franklin Center. These can be the same design guidelines as those associated with the proposed 40R Smart Growth District, or they can exist as their own document.

Vacant storefronts in the downtown area can be attributed to high rental costs that make commercial spaces unaffordable, especially to small-business owners. Providing financial assistance to small-business owners could help incentivize desired commercial uses in Franklin Center. Filling these vacancies is important for downtown vibrancy and local economic development.

The Massachusetts Vacant Storefronts Program (MVSP) was created in 2018 to encourage new occupancy of vacant storefronts. Municipalities may apply to the Economic Assistance Coordinating Council (EACC) for certification to designate a downtown area as a Certified Vacant Storefront District. After achieving such a designation, businesses or individuals can work with the municipal designee to apply to the EACC for refundable Economic Development Incentive Program tax credits of up to $10,000 for leasing and occupying a vacant storefront in that district. Municipalities must provide a source of matching funds. Community Preservation Act (CPA) funding may be a good option for this local match.

Mixed-Use Development

Incorporating mixed-use development in downtown Franklin can attract more residents and businesses, fostering a lively community and supporting local commerce. Offering financial incentives to downtown businesses with well-integrated mixed-use development would keep people in the area, stimulate economic activity, and keep commerce local.

Tourism and Event Attractions

Franklin can leverage its cultural resources, historic sites, and performing arts scene to attract visitors and stimulate economic activity. Investing in cultural districts and promoting events can enhance the town’s appeal as a destination for residents and visitors.

Targeted Industry Recruitment

Franklin has the opportunity to attract key industries such as Life Sciences and Clean Energy, leveraging its existing strengths and competitive advantages to become a regional competitor.

Partnership with Dean College

Collaborating with Dean College offers opportunities to meet the needs and interests of students while enhancing downtown Franklin’s nightlife and entertainment offerings. Strengthening connections between local businesses and the student population can drive economic growth and vitality. Dean College has been an extremely important partner for the Town (for example, hosting monthly FDP meetings). Strengths identified were that Dean College brings in a younger, more diverse population to Franklin. College students find Franklin Center to be clean, safe, and its shops to be welcoming. The Harvest Festival is seen as a boon for Franklin and bringing in younger crowds. Dean College roundtable participants also feel that the Franklin meets their needs in grocery stores, pharmacies, and hairdressers. Local stores that are frequented by students include Little Shop of Olive Oils, Elizabeth's Bagels, and Birchwood Bakery. Participants stated that the town could and should utilize its green spaces for students, in particular the Town Common could be used for more outdoor events and food trucks. They also stated there is a disconnect between local businesses and the student population's needs, and that pizza shops seem to be the only types of restaurants that thrive in town. There is little knowledge about what the town has to offer the student population. Students generally frequented chains such as Starbucks, Dunkin Donuts, and pharmacies, and that there is a lack of entertainment in town outside of Dean College. Dean College roundtable participants generally stated that Franklin was weak in men's apparel, bookstores, independent coffee shops and clubs/bars. Dean College roundtable participants thought that Franklin Center lacked cultural attractions, gathering places, and outdoor and nightlife activities.

Redevelopment of Underutilized Properties

The town has opportunities to redevelop underutilized commercial and industrial properties and superfund and brownfields sites. For example, in 2023, Franklin was awarded $500,000 by the EPA to support remediation of the former “Nu-Style Property”; a critical step towards eventual redevelopment of the site and continued investment of the Grove St. corridor.

Capacity for Economic Development

The town has the necessary infrastructure and resources to facilitate economic development, including capable town staff, dedicated committees, and completed economic development initiatives. Continued collaboration and strategic planning will further enhance Franklin’s economic opportunities. 

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Continue reading this Master Plan section in PDF format
https://drive.google.com/file/d/1gtnxpyp39SnfKinQcUlp2U7M1Sas3cdB/view?usp=drive_link

Complete 2025 Master Plan report
https://www.franklinma.gov/DocumentCenter/View/4018/Final-Report

Town of Franklin Master Plans (prior years)
https://www.franklinma.gov/295/Master-Plan

Town of Franklin 2025 Master Plan: Key Issues and Opportunities - Part 2 of 8 - Housing

Housing

ISSUES

Intermediate Housing

Amid the ongoing housing crisis across the state, there is a significant shortage of affordable intermediate housing options, posing challenges for Franklin natives, prospective residents, and middle to lower-income families in securing housing within their budget. Intermediate housing caters to middle-income households who find themselves excluded from subsidized housing yet priced out of market-rate options. This housing type ensures affordability through government assistance, income restrictions, and comparable strategies, making it an attractive choice for potential buyers.

Housing Insecurity

Individuals without a place of residence, or on the verge of losing their housing, are largely individuals with disabilities, mental health challenges, or facing financial constraints. While organizations like the Franklin Housing Authority and New England Center Homes for Veterans aim to prevent homelessness for vulnerable populations, they often lack sufficient resources and capacity. Securing the necessary support to house these individuals presents a significant obstacle.

Affordable Housing

Ensuring a community has a sufficient affordable housing stock is important to its well-being. Incorporating affordable housing units in Franklin caters to the needs of the lower-income population, enabling residents who wish to remain in the town to do so feasibly. Affordable housing choices also play a pivotal role in attracting and retaining a diverse workforce, vital for the town's sustained economic and social development. High housing costs often compel workers to endure long commutes or seek residence in more affordable communities, resulting in labor shortages and fewer small business opportunities. By expanding affordable housing opportunities, Franklin can bolster local businesses and industries while maintaining an inclusive community.

OPPORTUNITIES

Zoning

Town officials in Franklin are actively considering zoning amendments to promote additional mixed-use development across commercial and residential districts. These developments, which typically feature a variety of housing options such as apartments, townhouses, and condominiums, cater to the diverse needs of individuals and families. By offering a range of housing types, Franklin can foster socioeconomic diversity and inclusivity within the community.

The Franklin for All initiative, led by a residential steering committee and the Metropolitan Area Planning Council (MAPC), is currently in the planning phase, exploring strategies to boost downtown residency and introduce inclusionary zoning with denser development areas. One strategy currently being considered for implementation for Franklin’s zoning is a Chapter 40R Smart Growth Overlay District in the downtown area. This district would strike a balance between density, high-quality design, and the need for affordable housing, while also meeting the Section 3A housing requirements.

Age-Friendly Housing

The Town of Franklin and the Council on Aging actively support the concept of age- and ability-friendly preparedness to address the needs of its aging population. They advocate for housing solutions that enable residents to remain in Franklin even when changes in health or physical ability require additional assistance for standard living while maintaining independence. Town officials are presently engaged in efforts to expand the housing options for this population.  For more information on Massachusetts’ 3A housing requirements, please visit: https://www.mass.gov/info-details/section-3a-guidelines

 

Public Education

Educating the public about the advantages of affordable housing along with the financial assistance, grants, and subsidies that support and promote it, can create a more inclusive community. Affordable housing and multifamily developments often face stigma due to misinformation. Through public education and awareness, Franklin can cultivate broader public understanding and support of these housing types.

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Continue reading this Master Plan section in PDF format

https://drive.google.com/file/d/1gtnxpyp39SnfKinQcUlp2U7M1Sas3cdB/view?usp=drive_link

Complete 2025 Master Plan report

https://www.franklinma.gov/DocumentCenter/View/4018/Final-Report

Town of Franklin Master Plans (prior years)

https://www.franklinma.gov/295/Master-Plan

Town of Franklin 2025 Master Plan: Affordable Housing & Aged Housing Maps

Continue reading this Master Plan section in PDF format

https://drive.google.com/file/d/1WzJ2V4FqX5K7Pjdi-LfTGaCak2hoKaJ-/view?usp=drive_link

Complete 2025 Master Plan report https://www.franklinma.gov/DocumentCenter/View/4018/Final-Report

Town of Franklin Master Plans (prior years)

https://www.franklinma.gov/295/Master-Plan

Town of Franklin 2025 Master Plan: Housing

Introduction

Housing serves as an important foundation for a community, not only defining where individuals spend much of their time but also impacting their perspectives on the surrounding area. The Town’s housing regulations, affordability, and quality are all important factors when it comes to making Franklin an appealing place to live.

Affordability and diversity of housing stock in a Town such as Franklin is vital for continuous growth and improvement. Massachusetts encourages municipalities to create a Housing Production Plan (HPP) to guide local policies for creating affordable housing. The HPP serves as a strategic report to help communities meet the 10 percent minimum under Chapter 40B, the state’s affordable housing law.

 

Existing Conditions and Trends

Franklin is one of the most populated towns in Norfolk County with over thirty thousand residents. Most homes in Franklin were built between 1980 and 1999 when the Baby Boomer generation sought homes in the suburbs to raise their families and migrated from cities such as Boston and Providence. This movement was facilitated in part by the extension of I-495. The housing boom during this period led to the construction of over 5,100 homes, including large-scale subdivisions featuring spacious single-family houses.

During the latter half of the 1990s, Massachusetts experienced a notable surge in housing production as part of the recovery from the housing collapse that occurred between 1989 and 1991.

According to the U.S. Census Bureau’s 2017-2021 American Community Survey, Franklin’s population has continued to grow since the influx of population in the 1980s, supporting 33,057 people today.5 This population growth, coupled with the town’s considerable development capacity, has led to a broader range of housing options. Compared with neighboring towns, Franklin stands out for its ability to offer a more varied selection of housing developments.

POPULATION CHARACTERISTICS

Race and Ethnicity

Franklin’s population consists of 28,921 (88 percent) white, non-Hispanic residents, similar to other towns in Norfolk County.6 The second largest ethnic cohort is of Asian descent, with 1,855 residents (5.6 percent) identifying as such.

Based on the 2021 American Community Survey, Franklin has 14,255 residents who are hometown natives, having resided in the town for the majority, if not the entirety, of their lives.8 Roughly two-thirds of the populace were born in Massachusetts; the remaining third is comprised of individuals who relocated from other states or were born outside of the United States.9 Of the foreign-born population, an estimated 45 percent (about 1,300 residents) emigrated from Asia.

Population Age

As in most communities in Massachusetts, Franklin has an aging population. Unique to Franklin is its large population of older children, who constitute the second largest age group after middle-aged residents. There are 5,855 (17 percent) residents 10-19 years old, while the largest population cohort aged 50-65 comprises 8,125 (25 percent) of the total population. Even with a substantial population of children, school enrollment is in decline, though the overall population has stayed relatively consistent in recent years.

HOUSEHOLDS

Census data from 2021 shows there are 9,693 owner-occupied housing units and 2,425 renter-occupied housing units to accommodate Franklin’s population.12 In recent years the population of Franklin has been aging, to the extent that almost 25 percent of the population will be 65 years of age or older by the year 2030, leading to a need to create a more welcoming housing market that includes an increase of affordable housing. 

According to the Town’s recently completed Housing Production Plan:

● Franklin has experienced a 48 percent increase in population over the past 25 years.

● By 2030, residents over 65 years of age are expected to make up approximately 23.2

percent of Franklin’s population, compared to 8.2 percent in 2000.

● Franklin is home to 12,511 households, up from 10,995 in 2010 (9 percent increase)

● Franklin’s average household size is 2.7, and its average family size is 3.22.

● Franklin’s median household income has increased 13.2 percent since 2015, and 37.25 percent since the 2010 Census.

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Continue reading this Master Plan section in PDF format

https://drive.google.com/file/d/1wyq-MHzEmdE8DmkaK_NhBaQPoqw8fRvc/view?usp=drive_link

Complete 2025 Master Plan report

https://www.franklinma.gov/DocumentCenter/View/4018/Final-Report

Town of Franklin Master Plans (prior years)

https://www.franklinma.gov/295/Master-Plan

New report from Pioneer Institute proposes solutions to the permiting puzzle

"Despite recent statewide reform efforts, residential permitting in Massachusetts remains slow and unpredictable. As housing costs push families and employers toward lower-cost states like New Hampshire and Rhode Island, cities and towns don’t have to wait for Beacon Hill to act.

Much of the delay and added cost happens out of public view, in the back-office interactions between applicants, staff, and volunteer board members that occur long before any public hearing.

Drawing on 17 interviews with developers, consultants, government staff, local officials, and land use attorneys from across Massachusetts, Pioneer’s Chief Housing Economist Andrew Mikula identifies ten best practices that municipalities can adopt on their own to make the approval process faster, fairer, and more predictable.

The recommendations span three categories:

Easier to navigate process

• Make online permitting information clear, easily accessible, and consistent with zoning. At a minimum, towns should offer online checklists, a single page describing each stage of the process, and up-to-date fee schedules and timelines.
• Use a standardized online portal for permit application submittals. Moving submittals online reduces incomplete applications and gives both staff and applicants real-time visibility into where a project stands.
• Offer developers a pre-application meeting with municipal department heads and local board members. Meeting with officials before a formal application is filed lets both sides flag design, technical, or political issues while a project can still be adjusted cheaply.
• Have a single point of contact with the applicant throughout the process. A “permit coordinator” would save time by sequencing reviews correctly and giving applicants one person to call.

Faster, coordinated reviews

• Coordinate peer reviews early in the process. Municipal officials should anticipate which external reviews will be needed before a public hearing and sequence them to avoid redundancy, saving time and money for applicants and staff alike.
• Standardize and synchronize internal technical reviews. Codifying clear technical criteria in advance and requiring departments to comment in parallel, rather than in sequence, lets municipalities move faster without cutting corners on safety or code compliance.

Predictable decisions

• Codify objective review criteria and efficiencies in local ordinances and bylaws. Writing clear, objective thresholds—such as when a traffic study is actually required—into local bylaws locks in predictability for every future applicant, not just the well-connected ones.
• Require training for local board members. A required orientation on land use law and review procedure—already contemplated in pending state legislation—would help board members avoid costly, legally vulnerable overreach.
• Minimize the number of local officials who hold sway over subjective criteria. Consolidating project approval authority in a single body, as some communities have done for design review, gives applicants one clear source of guidance instead of conflicting direction.
• Fully implement permitting reforms from comprehensive plans. Communities that appoint a dedicated implementation body are far more likely to actually follow through on a comprehensive plan’s reforms rather than let them sit on a shelf.

Most of these recommendations rely on process changes at the ground level: providing clear, timely information to applicants and proactively managing internal reviews. Together, they offer municipalities a framework for evaluating projects both rigorously and expeditiously, respecting each site’s context while giving applicants the predictability they need.

Streamlined permitting won’t lower housing costs overnight, but it is a major pillar of a broader solution to the state’s housing shortage. "

Read the full report - https://pioneerinstitute.org/solving-the-permit-puzzle/

Morning conference in Boston on "Housing, Land Use, and Building Reform" - Sept 15

via The Boston Foundation (TBF)

"On September 15th, TBF and Boston Indicators with Boston Society for Architecture are hosting a morning conference on Housing, Land Use, and Building Reform.

Regulatory barriers have been blocking the construction of homes that Massachusetts needs, especially small multifamily buildings like triple-deckers and townhouses. For generations, these were the homes that gave families a first foothold, a place to raise kids, save money, and lay down roots in our region. Please join Boston Indicators for a morning forum on how today’s regulatory problems evolved over time, and what to do about it.

MA has no shortage of people working to fix these systems and policymakers have been making progress in recent years, and we hope you'll join us to hear from leading experts making the case for reform. The morning conference will include time for discussion and networking with policymakers, advocates, architects, builders, planners, real estate professionals, and academics working toward better rules for small multifamily housing construction."

"The leading experts who will speak at the event are: • Jonathan Berk, who will provide a briefing on his new Boston Indicators report, “Delayed by Design: How the Permitting Process Stalls Housing in Massachusetts, which will be released at the event. • Sam Naylor, who will speak on building code reform and share his recommendations for small multifamily housing in Massachusetts, drawn from two Boston Indicators reports that he authored, and • Amy Dain, who will discuss comprehensive regulatory reform, including comparison of state reform efforts across time. There will also be time for discussion and networking with policymakers, advocates, architects, builders, planners, real estate professionals, and academics. Breakfast will be available at 8:30 AM

And lunch will be available at 12:00 PM"

Register at the link : https://www.tbf.org/Events/2026/September/Housing-Land-Use-and-Building-Reform

Shared from - https://www.instagram.com/p/DcgaRpEjSAP/  & https://www.instagram.com/p/DcJi6utnEPw/

What does “affordable housing” actually mean?

"Affordable housing is one of the most misunderstood categories in real estate.

People hear the label and often picture a stereotype.

But affordable housing is not one building type, one resident profile or one government program.

It’s a real estate product shaped by income levels, financing, design, public-private partnerships and real community needs.

Part 1 with @evanholladay of Holladay Ventures looks at what “affordable housing” actually means and why the conversation changes when people see the actual project.

All project images shown are real affordable housing projects by Holladay Ventures."

View Part 1 of the story in pictures - https://www.instagram.com/p/DbbYODXm-RR/

Part 2 is not yet available.

What's happening in Franklin, MA: Thursday, July 9, 2026 ???

Thursday, July 9

6:00pm Falmouth Race Team Fund Raiser (La Cantina Winery)

6:30pm LGBTQ Alliance ice cream social (Franklin TV and Radio)

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/DocumentCenter/View/9890

***  Town Meetings today ***

Municipal Affordable Housing Trust Meeting

Thursday, July 9 Time: 2:00 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07092026-2400

Benjamin Franklin Classical Charter Public School Meeting

Thursday, July 9 Time: 7:00 PM

https://ma-franklin.civicplus.com/AgendaCenter/Benjamin-Franklin-Classical-Charter-Publ-40/?#_07012026-2396

Cultural District Committee Meeting

Thursday, July 9 Time: 7:00 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07092026-2395

Zoning Board of Appeals (ZBA) Meeting

Thursday, July 9 Time: 7:30 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07092026-2392

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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

Join this year's Jane's Walk for conversation and reflection with neighbors! - May 2 at 10 AM

Join Building Equitable Neighborhoods (BEN) for Franklin on Saturday, May 2nd for our fourth annual walking discussion of downtown Franklin! The event is part of an international series in memory of social activist and placemaker Jane Jacobs.

Join this year's Jane's Walk for conversation and reflection with neighbors! - May 2

The ~1.5 hour tour will begin at 10:30 AM from the Franklin TV studio (43 Hutchinson St, Franklin, MA). Parking available.

map of the walk, heading clockwise

All are welcome, including pets and wheels!

Join us for refreshments and continued discussion after the walk!

This year, we will be joined by regional planning professionals from Congress for a New Urbanism (CNU) New England!

More info at ben4franklin.org/janes-walk-2026

Town of Franklin Designated as a 2026 Housing Choice Community

TOWN OF FRANKLIN | 355 E. Central St, Franklin, MA 02038 FOR IMMEDIATE RELEASE April 21, 2026 Media Contact: Elizabeth Kalaijian Communications Director Town of Franklin (508) 553-4886 ekalaijian@franklinma.gov   Town of Franklin Designated as a 2026 Housing Choice Community FRANKLIN, Mass. — The Town of Franklin has been designated as a 2026 Housing Choice Community by the Commonwealth of Massachusetts, recognizing the Town’s ongoing efforts to support housing growth and expand access to housing opportunities. On Monday, April 13, the Town was recognized by the Healey-Driscoll Administration, along with 28 other communities, for taking concrete steps to support housing production. This designation reflects Franklin’s commitment to planning for sustainable growth and meeting the evolving housing needs of its residents. As a Housing Choice Community, Franklin is eligible to apply for the Commonwealth’s Housing Choice Grant Program. The designation also provides additional consideration in several state funding opportunities, including the MassWorks Infrastructure Program, Seaport Economic Council Grant Program, Massachusetts Department of Transportation (MassDOT) Complete Streets Funding Program, MassDOT Capital Projects Program, and the LAND and PARC Grant Programs. The Housing Choice Initiative encourages municipalities to adopt best practices and policies that promote responsible housing development, support economic growth and increase access to opportunity across the state. “This designation reflects Franklin’s proactive approach to supporting housing opportunities that serve residents at all stages of life,” said Town Administrator Jamie Hellen. “We appreciate the Commonwealth’s recognition and look forward to continuing our work to advance thoughtful and sustainable development in our community.” Visit the Town of Franklin website for news and community updates: News and Announcements —Stay informed and connected with the Town of Franklin— Town of Franklin | 355 E Central St, | Franklin, MA 02038 US