Town Council approves CPC appointments, closes out FY 2023, refers 2 measures to Planning Board, welcomes new Deputy Administrator (video)

The Franklin Town Council met on Wednesday, June 21 as scheduled. The recording is available via Franklin TV -> https://www.youtube.com/live/P6oDVqj_xqI

Brief recap:

• The appointments to the Community Preservation Committee were approved. 6 were reappointed to a new term. One new member representing the Planning Board was made. Two existing members terms did not expire this year and will continue
• Downtown parking bylaw was adjusted for anew start time to account for a change in the MBTA schedule as well as the overnight parking restriction changed for Fri-Sat nights to allow for the late hours of Teddie Gallagher's. Modified bylaw moved to 2nd reading as amended
• 3 resolutions closed out the accounting transactions for the FY 2023 fiscal year for this time. The MECC fund which was reallocated to be part of the school adjustment effectively regained what it 'lost' as there were excess funds that needed to accounted for
• A resolution to clean up some house keeping for the land swap with the State was approved. There was not material fund impact, the funds had already been approved in prior years, the text of the measure needed to be adjusted as requested by the State to better account for their process and records
• 2 bylaws were referred to the Planning Board, both had come forward from the recent Economic Development committee meeting; one to adjust the marijuana overlay district maps, two to allow for reduce impervious coverage in general residential 5 zoning
•  new Deputy Town Administrator Amy M. Frigulietti was introduced. She starts in July

The agenda doc and released supporting documents -> 

 https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/town_council_agenda_-_june_21_2023.pdf

Franklin, MA: Town Council Agenda for June 21, 2023 Meeting

Public Hearing Notice: 5 Hemlock Lane - Site Plan and Special Permit Application - Planning Board

5 Hemlock Lane - Site Plan and Special Permit Application - Planning Board

In accordance with the Town of Franklin Zoning By-Laws, the Franklin Planning Board will hold a public hearing at the Town Hall (and can also be attended remotely) on Monday, July 24, 2023 at 7:00 PM in the Town Council Chambers of the Franklin Municipal Building, 355 East Central Street, for a Special Permit and Site Plan application titled “Plot Plan & Special Permit 5 Hemlock Lane Franklin, MA” prepared by Guerriere & Halnon, Inc., Franklin, MA., and submitted to the Department of Planning & Community Development on June 21, 2023, by Gregory Galeaz, Franklin, MA.

The property is located in the Rural Residential II Zoning District (Assessors Map 226, Lot 98). The applicant is proposing to construct an 18’x 22’ pool cabana. The applicant is applying for one (1) Special Permit under Chapter 185-36: Impervious Surfaces.

Please note: This will be your only written notice of this public hearing. Should the Planning

Board vote to continue this Public Hearing, the date and time will be posted on the Planning

Board’s website under Agendas.

Please contact the Department of Planning & Community Development at (508) 520-4907 if you require further information or if you need to make arrangements to provide translation services for the hearing impaired, or for persons with language barriers.

Copies of the plan and supporting documentation may be reviewed in the Department of Planning & Community Development during regular office hours.

Greg Rondeau, 

Chairman

Shared from - >   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/public_hearing_notice_-_5_hemlock_lane.pdf

Public Hearing Notice:  5 Hemlock Lane - Site Plan and Special Permit Application - Planning Board

100-200 Financial Park - Site Plan Application - Planning Board

100-200 Financial Park - Site Plan Application - Planning Board

In accordance with the Town of Franklin Zoning By-Laws, the Franklin Planning Board will hold a public hearing at the Town Hall (and can also  e attended remotely) on Monday, June 5, 2023 at 7:05 PM in the Town Council Chambers of the Franklin Municipal Building, 355 East Central Street, for a Site Plan application titled “Warehouse/Industrial Development” prepared by Douglas Hartnett, Highpoint Engineering, Boston,  MA., and submitted to the Department of Planning & Community Development on May 12, 2023, by Brendan Pellerin, Berkeley Partners, Oakland, CA.

The property is located in the Industrial Zoning District (Assessors Map 312 Lots 020 and 020-001) at 100 and 200 Financial Park. The applicant is proposing to demolish the existing structure and construct a 220,000 square foot flex-warehouse building, as well as a 65,000 square foot flexwarehouse building. The applicant is also seeking a waiver to reduce the amount of required parking from 350 spaces down to 262.

Please note: This will be your only written notice of this public hearing. Should the Planning Board vote to continue this Public Hearing, the date and time will be posted on the Planning Board’s website under Agendas.

Please contact the Department of Planning & Community Development at (508) 520-4907 if you require further information or if you need to make arrangements to provide translation services for the hearing impaired, or for persons with language barriers.

Copies of the plan and supporting documentation may be reviewed in the Department of Planning & Community Development during regular office hours.

Greg Rondeau, Chairman

Shared from ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/public_hearing_notice_-_100-200_financial_park.pdf

100-200 Financial Park - Site Plan Application - Planning Board

100-200 Financial Park - Site Plan Application - Planning Board

100-200 Financial Park - Site Plan Application - Planning Board

In accordance with the Town of Franklin Zoning By-Laws, the Franklin Planning Board will hold a public hearing at the Town Hall (and can also  e attended remotely) on Monday, June 5, 2023 at 7:05 PM in the Town Council Chambers of the Franklin Municipal Building, 355 East Central Street, for a Site Plan application titled “Warehouse/Industrial Development” prepared by Douglas Hartnett, Highpoint Engineering, Boston,  MA., and submitted to the Department of Planning & Community Development on May 12, 2023, by Brendan Pellerin, Berkeley Partners, Oakland, CA.

The property is located in the Industrial Zoning District (Assessors Map 312 Lots 020 and 020-001) at 100 and 200 Financial Park. The applicant is proposing to demolish the existing structure and construct a 220,000 square foot flex-warehouse building, as well as a 65,000 square foot flexwarehouse building. The applicant is also seeking a waiver to reduce the amount of required parking from 350 spaces down to 262.

Please note: This will be your only written notice of this public hearing. Should the Planning Board vote to continue this Public Hearing, the date and time will be posted on the Planning Board’s website under Agendas.

Please contact the Department of Planning & Community Development at (508) 520-4907 if you require further information or if you need to make arrangements to provide translation services for the hearing impaired, or for persons with language barriers.

Copies of the plan and supporting documentation may be reviewed in the Department of Planning & Community Development during regular office hours.

Greg Rondeau, Chairman

Shared from ->   https://www.franklinma.gov/sites/g/files/vyhlif10036/f/agendas/public_hearing_notice_-_100-200_financial_park.pdf

100-200 Financial Park - Site Plan Application - Planning Board

Maplegate Solar North / 160 Maple Street - Site Plan - Planning Board

In accordance with the Town of Franklin Zoning By-Laws, the Franklin Planning Board will hold a public hearing at the Town Hall (and can also be attended remotely) on Monday, May 8, 2023 at 7:05 PM in the Town Council Chambers of the Franklin Municipal Building, 355 East Central Street, for a Site Plan application titled “Proposed Site Plan Documents” prepared by Bohler Engineering, Southborough, MA., and submitted to the Department of Planning & Community Development on April 13, 2023, by Nextgrid Mescalbean, LLC, San Francisco, CA.

The property is located in the Industrial Zoning District and includes the northern lots on the Assessors Map 239, Lot 10. Map 254 Lot 009 and Map 255 Lot 001 with access through Bellingham. The applicant is proposing to construct a solar array.

Please note: This will be your only written notice of this public hearing. Should the Planning Board vote to continue this Public Hearing, the date and time will be posted on the Planning Board’s website under Agendas.

Please contact the Department of Planning & Community Development at (508) 520-4907 if you require further information or if you need to make arrangements to provide translation services for the hearing impaired, or for persons with language barriers.

Copies of the plan and supporting documentation may be reviewed in the Department of Planning & Community Development during regular office hours.

Greg Rondeau, Chairman

Mt St Mary's Abbey - solar farm under construction in 2013 - what will this proposal bring?

Town Council approves Curry House alcohol license change, hears about health alliance, moves Inclusionary Zoning along to 2nd reading (audio)

FM #973 = This is the Franklin Matters radio show, number 973 in the series. 

This session of the radio show shares the Town Council meeting held in Council Chambers on Wednesday, April 12, 2023. 8 members of the Council were present in the Council Chambers (D Pellegri absent & unable to participate).

Quick recap:

• License ownership changes for the alcohol license at The Curry House were approved

• Health Director Cathleen Liberty provides insights on the Metacomet Health Alliance and the benefits to Franklin  

• The inclusionary zoning proposal back from the Planning Board review was moved to a second reading, one step closer to approval

• The 3-part package of zoning changes for accessory dwelling units was moved forward from the EDC Plus recommendation with a contentious somewhat modification to refer to the Planning Board for their review. It will come back to the Town Council for their review and potential approval vote sometime in the near future

• FY 2024 budget should be ready for review by Friday, with the Finance Committee and Town Council hears set for May

The recording runs 2 and 40 minutes. Let’s listen to the Town Council meeting on April 12, 2023.  Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-973-franklin-ma-town-council-mtg-04-12-23

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The agenda doc can also be found on the Town of Franklin page ->   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/town_council_agenda_-_april_12_2023.pdf 

Metacomet Health Alliance presentation -> https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/8a._presentation_metacomet_2.pptx.pdf 

My notes in one PDF file -> https://drive.google.com/file/d/1OcCY239kVmLdAiMS2FFZSMQyS7JWcCoZ/view?usp=share_link 

My quick notes and the meeting video -> https://www.franklinmatters.org/2023/04/town-council-moves-inclusionary-zoning.html 

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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"

Town Council approves Curry House alcohol license change, hears about health alliance, moves Inclusionary Zoning along to 2nd reading (audio)

Public Hearing for Zoning Bylaw Amendment - 23-894 - Accessory Dwelling Units by the Planning Board - May 8

FRANKLIN PLANNING BOARD

PUBLIC HEARING NOTICE

In accordance with the provisions of M.G.L. Chapter 40A, Section 5, notice is hereby given that the Planning Board will hold a Public Hearing on Monday, May 8, 2023 at 7:00 PM and the Town Council will hold a Public Hearing on June 7, 2023 at 7:00 PM to consider several amendments to Chapter 185 of the Code of the Town of Franklin as follows:

• ZONING BY-LAW AMENDMENT 23-894: A Zoning By-law to amend Chapter 185 Section 3 of the Code of the Town of Franklin to add Accessory Dwelling Unit (ADU) Definition 
• ZONING BY-LAW AMENDMENT 23-895R: A Zoning By-law to amend Chapter 185, Attachment 8, Use Regulations Schedule Part VII: Accessory Uses of the Franklin Town Code to add Accessory Dwelling Residential Units.
• ZONING BY-LAW AMENDMENT 23-896: A Zoning By-law to amend Chapter 185 Section 19 of the Code of the Town of Franklin to add text on Accessory Dwelling Unit Setbacks

The exact text of these proposed zoning bylaw amendments are posted on the website along with the hearing notice.

Please contact the Department of Planning & Community Development at (508) 520-4907 if you require further information or if you need to make arrangements to provide translation services for the hearing impaired, or for persons with language barriers.

Copies of the plan and supporting documentation may be reviewed in the Department of Planning & Community Development during regular office hours.

Greg Rondeau, Chairman

Public Hearing for Zoning Bylaw Amendment - 23-894 - Accessory Dwelling Units by the Planning Board - May 8

This Town Council Quarterbacking session gets inside the zoning changes; inclusionary and accessory dwelling units (audio)

FM #972 = This is the Franklin Matters radio show, number 972 in the series. 

This shares my conversation with Town Council Chair Tom Mercer in our Town Council Quarterbacking session. This is one of the series of conversations meant to provide a recap of the prior night’s Town Council meeting. 

Akin to one of the many sports post-game analysis broadcasts we are familiar with in New England, this would be a discussion focused on the Franklin Town Council meeting of Apr 12, 2023: 

• ok, what just happened? 

• What does it mean for Franklin residents and taxpayers?

We cover the following key topics

• Police Station Building Committee

• Second readings on lot line changes, the last bulks ones for now

• Public hearing on the inclusionary zoning changes back from Planning Board, move to second reading

• Accessory dwelling unit bylaw proposals referred to planning board

• Budget coming out Friday, hearing schedule set for Finance Cmte May 8, 10, 11 & Council for May 24, 25

Links to the meeting agenda and associated documents released for this meeting are included in the show notes. 

Our conversation runs about 32 minutes. Let’s listen to the Town Council Quarterbacking session recorded Apr 13, 2023. Audi file -> https://franklin-ma-matters.captivate.fm/episode/fm-972-town-council-quarterbacking-04-13-23

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The agenda doc can also be found on the Town of Franklin page ->   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/town_council_agenda_-_april_12_2023.pdf

My notes in one PDF file -> https://drive.google.com/file/d/1OcCY239kVmLdAiMS2FFZSMQyS7JWcCoZ/view?usp=share_link 

My quick notes and the meeting video -> https://www.franklinmatters.org/2023/04/town-council-moves-inclusionary-zoning.html 

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

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 your favorite podcast app; search in "podcasts" for "Franklin Matters"

This Town Council Quarterbacking session gets inside the zoning changes; inclusionary and accessory dwelling units (audio)

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.

Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-949-economic-development-subcmte-mtg-02-22-23

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Quick recap:

40b overview

• 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

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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 

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

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"

 

Economic Development Subcmte took a deep dive into 40b, then heard a friendly 40b proposal for 121 Grove St (audio)