1. Accessory Dwelling Units legislation
![]() |
Economic Development Subcommittee Meeting - March 22, 2023 |
Providing accurate and timely information about what matters in Franklin, MA since 2007. * Working in collaboration with Franklin TV and Radio (wfpr.fm) since October 2019 *
1. Accessory Dwelling Units legislation
![]() |
Economic Development Subcommittee Meeting - March 22, 2023 |
FM #942 = This is the Franklin Matters radio show, number 942 in the series.
This session of the radio show shares the audio recording of the housing and zoning discussion with Brad Chafee, Melanie Hamblen and Cobi Frongillo. Brad, Melanie and I were in the Franklin TV Studio on Wednesday, February 8, 2023. Cobi joined us for the discussion via Zoom.
Consider this a continuation of the downtown zoning discussion from the “Franklin For All” project which is underway with review and discussion at the Economic Development Subcommittee Plus that Melanie Chairs and for which Cobi is Vice-Chair.
We were joined by Brad for this session to include his insights as Franklin resident and CEO, Camford Property Group, based here in Franklin.
Brad helps us make progress in understanding the differences between “by right” and “special permit”. The image of sausage making and turning the gears to turn out the product can help to visualize what the discussion is about.
The recording of our conversation on zoning runs about 65 minutes. Let’s listen in. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-942-franklin-housing-zoning-discussion-02-08-23
--------------
Brad Chafee’s Camford Development web page -> http://camfordpg.com/
Franklin's current design guidelines, here's the link: www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/guidelines.pdf
Guidelines for making "New England character" downtowns: https://outside.vermont.gov/agency/ACCD/ACCD_Web_Docs/CD/CPR/Planning-Your-Towns-Future/CPR-Z4GN-Guide-Final-web.pdf
3rd discussion with Melanie and Cobi included Joel D’errico (FM #922) ->
https://www.franklinmatters.org/2023/01/downtown-zoning-discussion-with-derrico.html
2nd discussion with Melanie and Cobi in December (FM #904) ->
https://www.franklinmatters.org/2022/12/downtown-zoning-discussion-with.html
1st discussion on Franklin For All project -> (FM # 755) https://www.franklinmatters.org/2022/03/this-franklin-for-all-discussion.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 iTunes or your favorite podcast app; search in "podcasts" for "Franklin Matters"
![]() |
Listen to this discussion on housing, zoning, and getting the process to produce what we need (audio) |
FM #615 = This is the Franklin Matters radio show, number 615 in the series.
This session of the radio show shares the Franklin, MA Planning Board meeting held on Monday, September 27, 2021. The recording was captured via conference bridge to adhere to the ‘social distancing’ requirements of this pandemic period.
Quick Recap:
Public hearing on 40 Alpine Row discusses multiple updates and continues to Oct 18 (in recording at approx. 38 seconds)
Public hearing on 5 Fisher St discusses multiple items and continues to Oct 18 (in recording at approx. 21 minutes)
Public hearing on Housing Production Plan (HPP), after clarifications on the "plan" as being Town based/Town controlled (not State), still requiring much work to make happen, and that the Planning Board would still "get a bite at the apple", the HPP is approved 5-0 roll call vote (in recording at approx. 46 minutes)
Site plan modification request to split 2 plots into 3 approved by 5-0 vote via roll call (in recording at approx. 1 hour 11 minutes)
Citizen comment on complete streets (begin approx. 1 hour 19 minutes)
Links to the meeting agenda and associated documents are included in the show notes. The recording runs about 1 hour and 36 minutes, so let’s listen to the Planning Board meeting of Sep 27. Audio file -> https://player.captivate.fm/episode/048d7b83-9e78-43fc-bfae-c5ebf1650595
--------------
Planning Board agenda:
https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/september_27_2021_agenda.pdf
Planning board meeting documents:
https://www.franklinma.gov/planning-board/events/331296
My notes taken via Twitter during the meeting can be found
https://www.franklinmatters.org/2021/09/planning-board-recap-92721-housing.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 iTunes or your favorite podcast app; search in "podcasts" for "Franklin Matters"
![]() |
FM #615 - Franklin (MA) Planning Board Meeting |
Recap: The Town Council heard from the Building Commissioner, Gus Brown as he provided an update on the work of the department and coordination with Planning, Planning Board, ZBA, Inspections, etc. The presentation included photos of the variety of projects worked on recently.
This is one of a series of department updates to the Town Council to increase awareness of the work being done by some of the 'less known' departments. Board of Health coming up next.
The 4th set in the series of plot line zoning changes was covered in a public hearing and then ultimately moved to a second reading. Over time a particular plot of land may have ended up straddling 2 or in some cases 3 or more zoning categories. This clean up moves the plot into a single zone.
The Town Council approved a series of donations. They also accepted a sewer line extension for a single property off Daniels St not currently served by sewer and where the ground can not handle a septic system.
---------
![]() |
As Built Brewing (Facebook image) |
Zoning Bylaw Amendment 19-837: Zoning Map Changes from General Residential V to Single Family Residential IV, an area on or near West Central Street- Referral to the Planning Board (Motion to Refer Zoning Bylaw Amendment 19-837 to the Planning Board- Majority Vote (5))
Joel D'Errico with story on the proposal for the propertyAttny Cerel alerted the Council that there is a suit against the Planning Board and they should be cautious in their response to Mr D'Errico
Mr Marguerite speaks in favor of the R5, he has a deal with Mr D'Errico
motion to approve, seconded, passes 4-3 (simple majority due to the presence of 7)Hamblen, noDellorco, noKelly, noCasey, Jones, Mercer, Earls all yes
![]() |
What is the story with 278-280-300 West Central St? |
"Depending on the outcome of a public hearing in a couple weeks, Franklin could have a new distillery in town.
Local resident Patrick Downing, 51, and his wife, Beth, are looking to take over the space of the recently closed Incontro restaurant to create GlenPharmer Distillery. They’ll not only be serving food, but creating their own liquor from scratch.
The couple plan to make gin, whiskey, vodka, rum and other drinks.
The old mill building at 860 West Central St. may soon be home to the distillery and restaurant after a public hearing on Feb. 25. The hearing will take place at 7:30 p.m. during a Planning Board hearing in the Town Council Chambers at the Franklin Municipal Building."Continue reading the article online (subscription may be required)
"As proposals for global warming legislation gain traction on a national level, several Massachusetts officials have emerged as key players in the conversation.
Sen. Edward Markey has joined Rep. Alexandria Ocasio-Cortez, D-N.Y., in announcing the Green New Deal, a sweeping policy bill that aims to drastically reduce carbon emissions in multiple sectors of the economy while also creating clean energy jobs.
Markey, who has made environmental issues a signature component of his career while representing Massachusetts in the U.S. House and Senate, called climate change “the most important issue facing this country” at recent a press conference in Washington.
Larry Stoodt, a member of the legislative team of the MetroWest node of 350 Massachusetts for a Better Future, a climate activist group, said a Green New Deal in Massachusetts is still in the development phase. But he commended Framingham’s three state reps - Maria Robinson, Jack Lewis and Carmine Gentile - for endorsing bills the group asked them to co-sponsor."Continue reading the article online (subscription may be required)
"After the abrupt closing of Incontro Restaurant last week, a new owner is looking to take over the space – GlenPharmer Distillery.
The old mill building at 860 West Central St. may soon be home to the new distillery and restaurant after a public hearing on Feb. 25. The hearing will take place in the Town Council Chambers at the Franklin Municipal Building at 7:30 p.m during a Planning Board meeting.
The company, owned by Franklin resident Patrick Downing, is seeking a special permit to distill spirits on site. Town Planner Amy Love said that Downing plans to distill many types of alcohol, including vodka, gin and whiskey. A tasting room is also planned.
“With Incontro closing, he (Downing) does still want a restaurant in there,” Love said. “At this time we really don’t know what it’s going to be.”
Milford Daily News photo |
"There is a unique realm in the recesses of the Franklin Public Library that young adventures can explore any plane imaginable – Dungeons and Dragons for Kids.
One player on put a hand on the handle of a long sword, just for precaution, as the team walks into a building in what looks like a deserted town. There’s a gnome sitting in what used to be a shop, lavender-colored clouds of smoke pluming from his pipe as he watches the young adventurers make their way into the room.
Dungeon Master, 11-year-old Soren Harrington, set the scene on Monday afternoon, reading from a guide while creating situations of his own as the other players made their way through the path that he partially created.
It’s the imagination and creativity involved with the game that draws the young players into the game, said Assistant Youth Services Librarian Mitzi Gousie. The idea to start a Dungeons and Dragons club at the library wasn’t her own, she said. It was inspired by one of their frequent youth visitors."
![]() |
Franklin Public Library |
"Prospective customers pulled at locked door handles at the Incontro Restaurant on Thursday afternoon, unsure why they were shuttered during lunch hours.
The once popular Italian restaurant shut down suddenly on Wednesday, but the reason for its closing is unclear.
Jim Clark, owner of Incontro and partial shareholder of Rock N’ Coal Pizza and Sports Bar in Bellingham and Millis, said that Incontro will not reopen in the original Franklin location, but he hinted that the restaurant isn’t dead yet.
“This was kind of sudden to me and we don’t have any immediate plans at the moment,” he said. “We’ll see how things play out.”
Milford Daily News photo |
In accordance with the Town of Franklin Zoning By-Laws, the Franklin Planning Board will hold a public hearing on Monday, February 25, 2019 at 7:30 PM in the Town Council Chambers of the Franklin Municipal Building, 355 East Central Street, for a Special Permit & Site Plan Modification application titled "Proposed Site Conditions for Glen Pharmer Distillery" prepared and submitted to the Franklin Department of Planning & Community Development on February 4, 2019 by Brookdale Mill Realty, LLC, 860 West Central st, Franklin, MA 02038.
The site is located at 860 West Central Street in the Business Zoning District (Assessors Map 271, Lot 019). The purpose of the Special Permit is to allow Distillery with Tasting Room in addition to the existing restaurant, under CH 185, Attachment 3, Use Regulations, Schedule, Part Il, 2.9.
The council’s Economic Development Committee will examine the various special permit criteria and report its findings.
Such a permit is needed when certain aspects of a project do not meet the requirements of a zoning district. It gives the town granting authorities – the Planning Board and Zoning Board of Appeals – oversight on projects not allowed by right.
"Right now I’ve counted a little more than 106 special permit uses in our zoning tables," said councilor Andrew Bissanti. "I find that a little excessive, that’s all."
In the case of the Starbucks proposal, the planned drive-thru would sit about 120 feet away from a residential property, which allowed the Planning Board to impose restrictions on the hours of operation.Continue reading the article online here (subscription maybe required)
I love your emails. I was wondering if you could help spread the word about the Athena Health proposed 138-bed nursing facility at 864 Lincoln St.
The location is currently a residential rural zone 1, the faculty would need a zoning ordinance to proceed.
Only those with property touching the proposed site were notified of the meeting.
![]() |
agenda item - Athena Health |
I did go to the meeting.
Many voiced opposing opinions.
The board continued until July 24 at 7:30.
They requested a full traffic study be done on Lincoln St.
The fire chief sent a memo but was not in attendance. The memo opposed the building permit as it would put addition strain on the Emergency Response which would affect all residence. He also cited poor response times for that area of Franklin would put home residents at at potential risk.