Reporting by Walking Around: Pond St Tour (audio)

Saturday was a rainy day so on my walk I decided to explore the former sewer treatment plant on Pond St here in Franklin. The property is not as flat as one might think. There are some significant drop offs as the land rolls out to the wetlands along i495.

Clearly, I may have been the most recent visitor but have not been the only one. Evidence of dirt bikes wheeling through the trails and along the dirt roadway is in abundance. There is also a section of the woods where some banners and other tape marks off the path for corners as if there had been a race of some sort once upon a time.

Here is a brief audio recording while I was in the middle of the property admiring some stone walls. 



Check out the Flickr slideshow of the key photos of what I saw on the walk.



What remains of the sewer treatment plant?

Not much. There are concrete sewer pipes in a pile here, some wells for checking the water quality here and there. The one significant piece I did find was the remains of the circular aeration tank.

circular shape of the familiar aeration tank

Pond St community takes exception to Councilor comments

Several members of the Pond St community took the opportunity to make their presence and feelings known at the Town Council meeting on Wednesday. During the Citizen Comment portion of the meeting, they made and reiterated several points that they believe some of the Councilors continue to forget.

Why take this action? As reported, the recent Economic Development Committee (EDC) meeting was conducted on Monday, July 27th beginning at 5:00 PM which is not exactly a convenient time for most working folks. To have some of the EDC members state something to the effect that 'since the community didn't bother to show up, they must not be too concerned about what's happening.'

As this comment has been made previously, and objected to as well, the Pond St community members took turns stating their case: 

• They are united in objection to any development that will increase traffic. 
• The traffic in that area is already a problem (text notes from 3/25/15 meeting or audio recording of same meeting). 
• They understand and appreciate the need for revenue but also want to keep the neighborhood family friendly.
• When one or two of the group show up, they are representing the group. Not all of the group can show up for all of the meetings.
• They are willing to work with the condo proposal and would not want to see a new RFP for a hotel.

The EDC committee contributes to the problem by not being explicit about their intentions. They don't publish minutes of their meetings. They don't spend a few minutes explaining the process which would save them time in the long run (not everyone knows their process). Further, to have a Town Councilor state that the Town Council is not aware of the RFP responses (while technically correct) is stretching it as the EDC is officially made up of four Town Councilors and other Councilors tend to participate in the meetings. 

The EDC is a subcommittee of the Town Council. It will review and make a recommendation to the Council. The Town Council then as a whole will have an opportunity to discuss the matter before making a decision. Depending upon the nature of the discussion and decision to be made a public hearing made be required, or it may simply be an agenda item on a regular Council meeting. If the public hearing is required, there are notification requirements to be met.

Is the EDC really going back out with a new RFP? Was one of the developers asked to redo their proposal? It would be good to know. We'll find out some day if and when the minutes of the meeting are published. I do know experience that if it is the intent to go back out with a new RFP, that would require both an EDC vote and a Town Council vote. The Council met for the only time in August this Wednesday which means if there is to be a return, it won't happen anytime soon. 

The timing of the discussion and potential decisions also makes it highly likely that this sitting Council will not have the final say on the Pond St property. That would fall to the new Council decided on by the voters in the November election.

In other matters covered during the Wednesday meeting:

• The rezoning for Dean Ave had its first public hearing. This seems to be a good move despite the convoluted and confusing answer I received about the potential tax revenue implications of the change from commercial to residential. I'll need to watch the video recording when it is posted (as of Saturday morning (8/8/15 - 7:00 AM), it was not yet made available).
• The manager of the liquor license for Incontro  was acknowledged as changed. 
• The Town Council approved a measure that will be on the November ballot asking the Franklin voters to approve NOT taxing farm animals and equipment. Apparently, the Town has neglected to do so for 25 years and in order to be compliant and officially not tax, they need the voters approval. If we fail to approve, it will cost more to implement the tax than the revenue would be received from it.
• There was an update on the Community Opportunity Grant which will enable some funds for refurbishment of homes for folks who meet the income qualifications.
• Town Clerk Debbie Pellegri provided an update on the timeline and process running up to the Town Election on November 3rd.
• The purchase of the building and land at 275 Beaver was completed. An eminent domain process was also initiated to ensure the town has full and clear rights to the land for the records. Renovation of the building has begun. The funds for the sale of the building were the proceeds from the sale of Emmons St and other 'open space' funds available to Franklin.

The Thompson Press building - proposed to be rezoned from commercial to residential

For the full set of notes as I was reporting live from the meeting:

• Live reporting: Legislation for action through to ...
• Live reporting: Community Opportunities Grant
• Live reporting: Public Hearing - Dean Ave rezoning...
• Live reporting: Town Council - Aug 5, 2015

Live reporting: Community Opportunities Grant

G. LICENSE TRANSACTIONS
- Bridge Restaurant Group d/b/a Incontro Restaurant & Lounge – Change of Manager
motion to approve, seconded, passed 8-0

H. PRESENTATIONS/DISCUSSIONS
Community Opportunities Group-Housing Grant
Paula Stewart, Community Opportunities Group

Franklin, Bellingham, Hopedale
one of two awards by the State, expect to move forward with the work etc.
one is housing rehabilitation program
due to cut backs at Federal level
$894,0000 available for the three towns

• 35,000 per unit to rehab, owned and/or occupied by low income
• supplemental fuel assistance, will provide some additional resources after the basic coverage expires

can assist folks not previously covered by fuel assistance program

Nutting - we'll do more public outreach as things get ready

we're happy that the three towns collaborated and we were able to put it in

Stewart - there will be a lottery for the housing rehab program, applications will be posted to the town webpage

I. SUBCOMMITTEE REPORTS
Bissanti - three proposals were received, one was asked for a resubmittal to take out the retail space
the point about only the two people in the room, there have been some flip remarks about that and we understand we are not going to get 35,000

In the News: Pond St developers, election papers available Aug 3

"This is probably the most important and most influential commercial site the town of Franklin has," said Judith Pond Pfeffer 

Richard McCarthy, an engineer with Kearsarge’s partner on the project, Innovative Engineering Solutions Inc., reasoned that solar projects do not cause the same headaches as large commercial ones. 

“The people of Franklin need to say, ‘OK, we’re going to get $125,000 a year, but what do we then get? Do we get more traffic? No. Do we get more kids in the schools? No. Do we get more lights? No. Do we get more signs? No,’” McCarthy said. “You get a very passive neighbor that basically sits there and doesn’t do much of anything to anybody.”

Continue reading the Milford Daily News here
http://www.milforddailynews.com/article/20150729/NEWS/150726277

Residents interested in running in the November town election will be able to take out nomination papers starting next week. 

Papers for the Nov. 3 election will be available from Monday, Aug. 3, to Monday, Sept. 14, from Town Clerk Deborah Pellegri, whose office is located on the first floor of the Franklin Municipal Building, 355 East Central St. 

Residents will need to return signed papers by Wednesday, Sept. 16, at 4 p.m. 

All nine seats on the Town Council are up for election, as well as seven seats on the School Committee. 

Voters will choose a new town clerk, as Pellegri is retiring from the four-year paid position. At least two people have already shown interest in running: Assistant town clerk Teresa Burr is considering pulling nomination papers; Diane Padula-O'Neill in late March said she would pursue the seat. 

The ballot also includes seats on the Board of Assessors, Board of Health and Planning Board.

Continue reading the Milford Daily News here
http://www.milforddailynews.com/article/20150729/NEWS/150726233/1994/NEWS

Economic Development Committee meeting - July 27 - 5:00 PM

From Town Councilor Matt Kelly

"We have set up the next EDC meeting for Monday the 27th. 

Here is the schedule:

• 5:00 p.m. Kearsarge Energy, Lease for Solar Proposal
• 5:45 p.m. Solect Energy Development, Lease for Solar Proposal
• 6:30 p.m. Baystone Development. Purchase and Develop Proposal

Each company will have 10 to 15 minutes to present their proposed projects, and then Town Officials will ask questions".

Franklin aerial photo of the Pond St Property

The RFP response documents can be found here
http://www.franklinmatters.org/2015/07/pond-st-rfp-responses-available-for.html

Prior meeting notes can be found here
http://www.franklinmatters.org/p/meeting-notes.html

Pond St RFP responses available for review

The documents for the three RFP responses for the Pond St property were posted to the Franklin website and are available for download and review.

Town of Franklin photo of Pond St property

The PDF file can be found here:
http://town.franklin.ma.us/Pages/FranklinMA_News/02179819-000F8513


or download a copy of it here
https://drive.google.com/file/d/0B0wjbnXDBhczUXBDS0FaOGFvRFk/view?usp=sharing

Now there are three proposals for Pond St

I got caught working late in Boston but John Pazniokas kept the Pond St group informed via Facebook and I can share his meeting summary here.

The EDC meeting tonight introduced the three proposals for the parcel: 

- A sale/development proposal from Baystone Development, proposing 85 townhouse condos and 14,000 square feet of "Office/Retail". (Unofficially, the developer indicated that they'd rather go full office space on that 14,000, but that's not in the proposal.) 

- A land-lease proposal for solar by Kearsarge Energy. 

- A land-lease proposal for solar by Solect Energy. 

The three proposals were presented at the meeting, with little if any prereading done by anyone. (Chairman Bissanti basically claimed a cursory reading; nobody else sounded familiar with any of it.) There was a three-page memo from the town summarizing them. 

Highlights from the meeting:
- Interestingly, Bissanti opened the meeting by stressing rules of procedure and an unwillingness to permit personal or professional attacks. Not sure what THAT was about. 

- Vallee is disappointed in the response to the RFPs, referring to it as an "ideal parcel" to have only 3 proposals. He seemed to take 'the process' to task for not getting the word out enough, and suggested that he wanted to try to get more proposals. 

- Bissanti, again, brought up the specter of the anaerobic digester, which he, again, pointed out he had opposed. This was to warn us that these proposals were pretty good. 

- The Planning Board rep spent most of the meeting critiquing the solar proposals and insinuating that, if anything, the Baystone bid was waysuperawesomer than anything else. (I'm sorry, but I can't un-type that now.) 

- Bissanti, again, insinuated that everyone "but these seven people in the audience" were basically seen as in favor of whatever the council decides.

Town of Franklin photo of the Pond St property

When the RFP responses are posted to the Town webpage, I'll share the links. It is likely they will be posted to the same page where the other info on the Pond St property is found.
http://town.franklin.ma.us/Pages/FranklinMA_Planning/pondrfp

In the News: Grant received, Pond St proposals

After applying jointly for Community Development Block Grants from the state Department of Housing and Economic Development, the towns of Bellingham, Franklin and Hopedale were awarded a total of $894,082 for housing rehabilitation and a fuel assistance program. 

The Baker-Polito Administration announced 33 grants totaling $26 million to 65 communities Wednesday. 

The federally-funded grants will help cities and towns provide housing, infrastructure improvements, childcare vouchers and other services, a press release said.

Continue to read the article here
http://www.milforddailynews.com/article/20150715/NEWS/150717728/1994/NEWS


The grant was applied for in early 2014 and reported on here
http://www.franklinmatters.org/2015/01/questions-were-raised-answers-sought.html

and here
http://www.franklinmatters.org/2015/01/150-emmons-st-sold-pond-st-parcel-re.html

The town is vetting three potential developments proposed for more than 30 acres of land on Pond Street that officials have been trying to sell for at least a decade. 

Two developers proposed solar farms for the property near Interstate 495, and the third submitted a commercial project with 85 condominiums and 14,000 square feet of office and retail space. 

The town’s Department of Planning and Community Development received the proposals July 9.

Continue reading the article here
http://www.milforddailynews.com/article/20150716/NEWS/150717691/1994/NEWS

Pond St RFP's responses to be reviewed

The next Economic Development Committee meeting is scheduled for Weds, July 15th at 6:00 PM. The meeting will review and discuss the responses to the RFP that was issued for the Pond St property and due to be submitted to Franklin as of July 9th.

At the Town Council meeting on Weds, July 8th, there had been at least one response submitted for solar. Reported to be from the same company that did the solar farm for the Mount St Mary's property. Franklin has an agreement with the solar farm there to purchase the electricity which effectively provides about 80% of Franklin's municipal requirements.

The meeting was discussed as being held in the Council Chambers as the 3rd floor training was unavailable. According to the Franklin calendar, the meeting will be held in the 3rd floor training room so something may have changed.

In any case, I do know the date and time of the meeting at the Municipal building. Worse case we show up to find out what room it is in.

Franklin Municipal Building

In the News: Bike week, RFPs issued

Massachusetts will be celebrating bicycling next week, as Bay State Bike Week will be held from May 9 to 17. 

Bicycling organizations, neighborhood groups and local governments are encouraged to host a local event or participate in an existing activity. The events "encourage bicycling as a fun, healthy, safe, and sustainable travel choice," according to a press release from the state Department of Transportation. 

“Our administration is pleased to support Bay State Bike Week and encourages our citizens to participate in local events as a fun and healthy activity for the whole family,” Governor Charlie Baker said in the release. 

Bay State Bike Week is now in its seventh year.

screen grab of Bay State Bike Week webpage

Continue reading the article here
http://www.milforddailynews.com/article/20150507/NEWS/150507149/1994/NEWS

For additional information on Bike Week, http://baystatebikeweek.org/

The town has begun soliciting proposals to develop 33 acres off Pond Street after spending more than a month collecting feedback from nearby residents. 

On Wednesday, the Town Council voted unanimously to issue two separate requests for proposals for the town-owned parcels, which are bordered to the west by Interstate 495, to the east by Pond Street, to the south by commercial properties, and to the north by wetlands owned by the U.S. Army Corps of Engineers and a residential subdivision. 

Previous attempts to sell the land for economic development have proved unsuccessful. 

The first request seeks developers interested in leasing the land for a solar farm. Already benefiting from a solar array near the Wrentham line, officials expect the developer to have an energy agreement in place with another community or business.

Continue reading the article here
http://www.milforddailynews.com/article/20150507/NEWS/150506795/1994/NEWS

For the Franklin Matters summary of the Town Council meeting including the rate reduction for trash/recycling, check here
http://www.franklinmatters.org/2015/05/sidewalks-beerwine-license-and-rfps.html

Live reporting: Economic Development Committee - Pond St RFP

Present: Kelly, Bissanti, Padula, Vallee
Halligan, Nutting, Taberner


meeting opening at 6:07 PM

Nutting provides an update on a meeting with MassDOT regarding the intersection of Grove and 140 as well as Pond and 140. MassDOT indicated that there is an issue they are planning to do some traffic timing in May (after Starbucks opens). They are hiring an engineer to do traffic counts and study and could have info as early as August. 

MassDOT District 3 has been cooperative and should have some additional info later this summer.

Q - How did the Starbucks get approved with such an issue at the intersection?

A - MassDOT had given a full okay to Starbucks including the curb cuts. The info since then has changed due to the info on the accident incidents there.

Taberner showing via the overhead some slides of the property maps (part of the handout)

one shows the wet land and the 25 foot no build buffer required

one shows the prime forest areas, designated by the State for forestry purposes

one shows the location of the sewer mains running through the site

one shows the location of the former sewer beds which have been covered over or removed

one shows the area of man made dumping by the Town (snow, etc.)

one shows an approximate location of a buffer set back for the neighbors consideration, roughly 200 feet

one depicted a possibility of a 1.6 acre parcel along Pond St that would be more 'marketable' and with less restrictions to deal with

last slide shows the prior 2009 proposal and how it fit into the space

Kelly explains the overall process of getting the RFP out to get something back that would make the most sense at the end of the day.

The property 'clean up' would be done by the developer. We don't know what the cost for that would be. The property is 'clean' today but some of the structures etc. would need to be removed to do what they need to do.

You want to give some parameters to the developers so they can make a decision and bring us a proposal so we can decide.

Proposals would be checked to see if the legalities were met, then brought through the Committee (and public review) before making a proposal to the Council. Where they would also have a public hearing before making the decision which requires a 2/3 vote.

We appreciate the buffer. Have the solar farms been ruled out? While the prior RFPs were unsuccessful, could we at least include the option?

It would likely be two proposals, one for the solar and one for the other options

Halligan offered that it could be $500-2000/acre for solar, so it wouldn't make to much sense to the Town

Kelly offered that he would like to see both options go out to see what we can get.

Halligan - offered that the tax revenues would be so much less.

Kelly - I don't see the reason why we don't put it out. 

Nutting - you wouldn't sell the land for solar, you'd lease it. If someone did buy it and put solar in, they could take the solar down at some time and have the 'free' land. 

Part of the lease deal would be how close to the intereconnect it would be to connect to the grid. The hotel would be significantly more than the solar farm.

I understand the desire to make money from the property. If the town loses the space to dump the snow, where would you put it?

The traffic is going to be a problem.

Do we wait for the traffic study for the RFP?

No, not really, the tax breaks for solar end in December. We need to move to find out.

All the questions will not be answered unless the RFP goes out and comes back possibly with a bid or two. It may be that we get no bids.

The rough frame work, hotel, office, medical building, and a residential component. We need to go forward with something to get something back.

Could get the solar component out now as it would not be affected by the traffic. When the numbers come back in the summer, we could incorporate the traffic numbers and do the two staggered?

Solar is allowed anywhere (by zoning), if doing a solar only (should be a lease deal as mentioned). Usually 30 days but we like to do 45 to give it time. Depends upon on the Council would like to proceed.

You would have a bit at the apple at every junction. What we craft would go to the Council so you could there.

Padula - I would move the RFP forward. Our board is charged with the duty to put something reasonable forward for the Council to decide. 

motion withdrawn, let's get the requirements together
200 foot on Pond, 150 on Walker

If you go with solar, those trees are going to go. The property is east west and you need the clearance for the sunlight.

Clarification that the access to the waterway, MIne Brook, would still be maintained?
Yes, it is there and needs to be there.

Halligan proposes to keep it open and have the developer come in to do a presentation.

It is the balance act for the council between revenue and traffic. What are they going to want to decide?

Question on where the building would be sited and how tall it would be. The zoning is 3 stories by right and 5 by special permit.

Verhagen - It is not just traffic but quality of life for the neighbors. One moved out today and one is in the process of doing so. 

Property value would decline when the area becomes undesireable part of town due to the traffic.

Bissanti - I got to think that an appraiser coming out there would negatively affect. I would caution on use of Zillow values, sometimes they are spot on sometimes they are not.

Padula - I am going to move for an open RFP. I am going to vote my conscience and make a good decision based upon what we know.

Motion to put out a general RFP, seconded

Question on where the document is that has the language agreed to?
Bryan can draft the document and if needed it can be amended at the Council.

all four members of the Committee voted for the RFP

second proposal

Motion to make a motion for a solar lease, seconded for discussion purposes
Can the buffer be reduced for solar?

Padula - I am not sure it is a great idea to do concurrent RFPs
Kelly - there should be no problem with doing both at the same time, they want it.  

Nutting - I think we should do the solar first and then come back with the second RFP

Someone could put solar in with the original RFP

move for a vote on this

Two separate RFPs would cause confusion among those developers who would make a response.

Padula - no, vote passes 3-1

the two RFP will be on the same Council agenda

meeting adjourns

FM #110 - Audio recording of the Economic Development Committee meeting Mar 25

The audio recording from the Economic Development Committee meeting held Wednesday, March 25, 2015.

The meeting runs just about 1 hour.






The traffic report can be viewed here
http://www.franklinmatters.org/2015/03/economic-development-committee-meeting.html

My set of notes reported live during the meeting can be found here
http://www.franklinmatters.org/2015/03/live-reporting-economic-development.html

----

As I close this special session, let me remind you that

• If you like what I am doing here, please tell your friends and neighbors
• If you don’t like something, please tell me

It is through this feedback loop that you can help me improve the information I provide for you.

Thank you for listening!

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 and Tintype Tunes, 2008 and used with their permission

I hope you enjoy!

You can also subscribe and listen to the audio on iTunes = search in "podcasts" for "Franklin Matters"

subscribe and listen to Franklin Matters on iTunes

"there’s a problem today"

BETA’s traffic engineer, Greg Lucas, used previous traffic studies – including one by the Boston Metropolitan Planning Organization - in analyzing the affect a future Pond Street development would have on the Franklin Village intersection. 

“The reports tell us there’s a problem today with the left turn there onto Rte. 140 eastbound,” Lucas said. “And it’s a problem for whatever you consider in the future with the Pond Street development.” 

The best way to address the issues at the intersection would be to widen the left turn lane to allow for two lanes of vehicles to queue at the traffic light, Lucas said.

Continue reading the article in the Milford Daily News
http://www.milforddailynews.com/article/20150326/NEWS/150327304/1994/NEWS

traffic study map used in the discussion Wednesday

For the complete set of notes from the Economic Development Committee meeting you can find them here
http://www.franklinmatters.org/2015/03/live-reporting-economic-development.html

For the full copy of the traffic study
http://www.franklinmatters.org/2015/03/economic-development-committee-meeting.html

Economic Development Committee - meeting notes - Feb 3, 2015

Committee Present: Mr. Bissanti, Mr. Kelly, Mr. Vallee,
Committee Absent: Mr Padula

Town Representatives participating in meeting:  Mr. Nutting, Mr. Taberner, Mrs. Wierling

Also in attendance: Mr. Mercer, Mrs. Pfeffer

Notably missing: Anyone from the Planning Board

1. Mr. Nutting put together a package with information on the Pond Street background which was distributed to attendees

2. General protocol of EDC meeting was included in the packet

3. Mr. Nutting presented financial estimates based on 2014 proposal (same as presented at the Dec. 17th EDC meeting.) Estimates a hotel, business building and 50 condominiums would generate approximately $613,250 in tax revenue for the Town of Franklin

4. Comments were accepted in regards to the RFP. Comments or requests to include in RFP:

a. Limit on residential componentb. Why are we trying to sell?

•  Answer given: Economic reason only.

c. Can we put in buffers?

• 40 vs. 200 ft buffers
• Fuss and O’Neill report recommend 200-foot “no cut” buffer

d. Idea of solar panels was brought up again.

• Mr. Kelly suggested this be included as a possible use in the RFP

e. Can we include incentives for developers to build an attractive area that includes sustainable buildings, roof top gardens, open space for greater community.

5. Mr. Kelly called for a vote to table the discussion until the next ECD meeting. Meeting date TBD.


Thanks to Sandra Verhaegen for preparing these notes to share

Franklin Municipal Building

"We need to craft this in a proper way"

The Economic Development Committee (EDC) meeting was reported on the Milford Daily News in part by writing:

A wild, wooded property on Pond Street is bare, save for remnants of a wastewater plant. 

Some town councilors hope years from now, the scene changes, perhaps to a bustling development with a hotel and an office. They also want the revenue that would follow. 

Members of the council's Economic Development Committee on Tuesday discussed details of a request for proposals (RFP) for the 33-acre parcel. The committee is considering placing stipulations in the RFP that would limit the kind of developments allowed there.

Continue reading the full article here: http://www.milforddailynews.com/article/20150204/NEWS/150208919/1994/NEWS#sthash.CQAlqzxP.dpuf

"they hope their input doesn't fall on deaf ears"

The Economic Development committee meets to discuss and decide on revisions to the Pond St Request for Proposal (RFP).  The RFP would be revised and posted to allow proposals on how the for sewer bed property would be developed. If one of the proposals meet the desires of the Town Council the land could be sold.

The Pond St neighbors would like to get their say in what restrictions would be imposed on the developer to help preserve the area.

The meeting will be held in the 3rd Floor Training Room at the Municipal building on East Central St.  The meeting is scheduled to start at 6:30 PM.

Area residents voiced concern over the amount of condos or apartments that the town would allow a developer to build. 

Up to 14 units are permitted now, and Bissanti admitted he does not see that number changing. 

"I just don’t want the guts torn out of the RFP," he said. "That may happen if we play around too much with the density limits." 

He and other town officials hope this will be the last time they'll need to put out a Pond Street RFP. They are encouraging residents to attend Tuesday's meeting and upcoming meetings with the Planning Board and council to pitch possible traffic improvements to busy Pond Street, such as lights or islands.

Continue reading the article in the Milford Daily News: http://www.milforddailynews.com/article/20150203/NEWS/150209365/1994/NEWS#sthash.i88hBBXX.dpuf

Franklin Municpal Building, site of the EDC meeting Tuesday evening

Live reported notes from the Jan 7th meeting
http://www.franklinmatters.org/2015/01/live-reporting-public-hearing-pond-st.html

The audio recording of the public hearing at the Town Council meeting on the 7th
http://www.franklinmatters.org/2015/01/fm-107-pond-st-zoning-bylaw-discussion.html

Live reported notes from the second Town Council meeting in January
http://www.franklinmatters.org/2015/01/live-reporting-legislation.html

“more bites at the apple”

The Milford Daily News gets around to the Pond St zoning discussion from Wednesday's Town Council meeting:

Now that a controversial zoning change for a Pond Street parcel has passed, town officials can begin efforts to sell the land. 

The amendment to an existing zoning bylaw adds residential uses at the property, located off Interstate 495, in addition to the hotels and office buildings that were already allowed. 

One of the questions town officials will consider as they draft a request for proposals will be what style of housing – and how many units – to permit.

Read the full article in the Milford Daily News here: http://www.milforddailynews.com/article/20150124/NEWS/150127787/1994/NEWS#sthash.7W40vS4v.dpuf

Note: From the Franklin Matters soapbox, you can wait for the newspaper to cover the news or you can subscribe to recieve a free daily email with what matters in Franklin. Why wait for this on Saturday when you could have had it on Thursday (or Wednesday night as it happened!). 

You can subscribe here.   http://www.franklinmatters.org/p/welcome.html
It is a two step process, enter your email address, and then respond to confirm your email address.  


Wednesday night's post
http://www.franklinmatters.org/2015/01/live-reporting-legislation.html

Wednesday night's summary
http://www.franklinmatters.org/2015/01/150-emmons-st-sold-pond-st-parcel-re.html

150 Emmons St sold, Pond St parcel re-zoned

One building sold, another parcel moving along the sale process, more money was added to the Legal budget and Franklin agreed to join with Bellingham and Hopedale in a community building grant application.

Emmons St

After so much to do in the Town Council meeting around the proposal for the 150 Emmons St building, the actual pair of resolutions to make the land available and then to authorize the sale agreement were conducted with little fanfare and no audience participation. There was a substantial audience but they were awaiting the next action item, the re-zoning of the Pond St property.

Attorney Cornetta representing the purchaser was present and left the meeting after both resolutions passed by 8-0 votes with one Councilor recusing himself (Kelly). Members of the Franklin Downtown Partnership, which had lobbied extensively against a drive through, especially if it were to be food service related were not present.

The deal to complete the sale of the property will take approx. four months to complete. In the meantime, Franklin will be looking to relocate the Recreation Dept which is the primary occupant of the current facility. 

150 Emmons St - to be a 'gateway' to Franklin

Pond St

On the re-zoning of the Pond St property, members of the neighborhood were much better prepared than for their first exposure to this at the Jan 7th meeting. They spoke at length, in detail, and raised applause on many good points. 

Ultimately, the Council did not agree to a delay on the vote but did amend the resolution to change the 2,000 sq ft requirement to 3,000. This was clearly a compromise on their part to help provide some of the restrictions that the Pond St neighbors were asking for.

Note: As an observer of many of these meetings with public sessions, it was good that the Council apparently suspended their time keeping for each speaker. Given the poor behavior of some of the Council during the Jan 7th meeting where their inappropriate comments were broadcast and recorded, this was a good move.  

For reference the "Visitor's Orientation to Meetings" can be found herehttp://town.franklin.ma.us/Pages/FranklinMA_Council/visitorsnotice.pdf 

Copies of this document are generally kept on the small table outside the door to the Council Chambers. 

Note: I also found it interesting that the Town Council did not acknowledge or apologize for their individual behavior and comments at the prior meeting. Had they done so, it could have changed the nature of the relationship. 

The Pond St propery discussion now moves to the Economic Development Committee (EDC) meeting scheduled for Wednesday, Jan 28th. It will be held in the 3rd floor training room of the Municipal Bldg beginning at 6:30 PM. With the parcel re-zoned, the RFP can be drafted to include this 'carrot' for potential developers. 

The RFP would come back to the Town Council for their approval before being advertised as available. The RFP usually would advertise for a 2-3 month period. any proposals submitted for it would first be reviewed at an EDC meeting and then brought with a recommendation to the Council for a decision. If a sale was recommended, it would follow similarly to the Emmons St property. 

The parcel would be declared surplus, an authorization for sale would be reached and eventually concluded. At such time, the developer would then begin the development process working with the Planning Board, Conservation Commission, and other bodies to obtain the necessary permits to begin.

Legal budget increased

Another $50,000 was added to the Legal budget. This line item started with about $45,000 was increased by $30,000 earlier this fiscal year. Most of this attributed to the protracted negotiations with the fire fighters union but not totally associated with it.

Community development grant

Franklin approved signing an agreement to join with Bellingham and Hopedale on this communty grant application. As reported from the Jan 7th meeting, Bellingham would be the lead community doing most of the work but Franklin would also benefit. 

What would this do for us? It would provide some grants or low interest loans for homeowners in the specified area (central Franklin) for those (if they met income requirements) to use for home improvements.

The agreement to join the application can be found on page 10 of the Council agenda here: 
http://town.franklin.ma.us/Pages/FranklinMA_CouncilAgendas/2015%20Complete%20With%20Documents/012115.pdf




My full set of notes reported live during the meeting on Wednesday can be found here

• Live reporting: Closing
• Live reporting: Legislation
• Live reporting: Town Council - Jan 21, 2015

"This land must be preserved in perpetuity"

The 'radar' found this well written letter on the Pond St issue:

Thanks for your coverage of the recent Pond Street (Franklin) zoning hearing. As a former member of the town’s industrial development commission, open space committee, public land use committee, and historic commission I am baffled that the town is still attempting to sell this land. 

Pond St lot - Mine Brook and Charles River seen along left of photo

Anyone who looks at a map, and one would like to hope that the town’s administrative officials and elected officials would have done so, can see that the town’s Pond Street parcel is the only good access to hundreds of acres of the Army Corps of Engineers conservation land along Mine Brook and the Charles River. This land must be preserved in perpetuity as part of a flood control system, but it is available for many kinds of “passive” recreation such as walking, jogging, cross country skiing, canoeing, etc. However, because it is almost entirely “land locked” by privately owned parcels, this beautiful meadowland that attracted settlers here in the 1600s, is unknown to most residents. 

In the past, both as an individual and through my position with the Open Space Committee, I have advocated for any development of this land to include parking for residents to use if they wish to reach the Army Corps land. Despite verbal assurances, it is my understanding that little if any requirement to this effect has survived into RFPs. 

It is past time for the town to put aside the idea of squandering this keystone property in a short-sighted effort to pad town coffers. Instead, the town should invest. Set aside this land for conservation and recreation, provide the modest improvements needed to make it safe for the public, and work with the very willing officials of the U.S. Army Corps of Engineers (with whom I met recently) to open up this treasure in our midst.

ALAN EARLS

- See more at: http://franklin.wickedlocal.com/article/20150114/OPINION/150117987/12457/OPINION#sthash.8dcKYch6.dpuf

"we shouldn’t have to feel like we are being judged"

Those who attended the first public hearing for the change Wednesday and a few who watched from home felt the council came across as flippant in listening to their thoughts on the measure. 

If approved, the new zoning would authorize multi-family homes at the property, located off Interstate 495; hotels and office buildings are permitted there now. 

Councilors who support the measure say expanding the zoning will attract more developers, improving the town's chances of finally making much-needed revenue - in the sale of the land and from taxes - off the former sewer beds. 

But Wednesday, dozens of residents who live on or near Pond Street expressed concerns over the measure as it is written now. 

Most of the comments were about the prospect of increasing traffic on a roadway that is already nightmarish during rush hour. Residents also sought assurances from councilors that only a certain number of apartments or condominiums be allowed.

Continue reading the article at the Milford Daily News (subscription may be required): http://www.milforddailynews.com/article/20150110/NEWS/150119699/1994/NEWS#sthash.oKoKsM99.dpuf


My summary of the full Town Council meeting including audio recordings of the Pond St and Emmons St discussions can be found here
http://www.franklinmatters.org/2015/01/questions-were-raised-answers-sought.html