Franklin For All housing & zoning podcast series (audio)

I had an internal debate on what order to list these episodes and decided that the chronological order was probably best. You can listen to any or all as you choose. 

This Franklin For All Discussion reveals insights on process and accessory dwelling units - 03/15/22 (audio)  (39 minutes)

FM #755 = This is the Franklin Matters radio show, number 755 in the series.

This session of the radio show shares my conversation with several members of the Economic Development “Plus” Committee to talk about the Franklin For All process. We recorded this via the Zoom conference bridge Mar 15, 2022. 

Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-755-franklin-for-all-discussion-03-15-22

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Downtown Zoning Discussion with Councilors Hamblen & Frongillo - 12/19/22 (audio)  (45 minutes)

FM #904 = This is the Franklin Matters radio show, number 904 in the series. 

This session of the radio show shares the audio recording of my conversation with Town Councilors Melanie Hamblen and Cobi Frongillo. We met in the Franklin TV Studio on Monday, Dec 19, 2022.

Audio file ->  https://franklin-ma-matters.captivate.fm/episode/fm-904-downtown-zoning-discussion-12-19-22

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Downtown Zoning Discussion with D'Errico, Frongillo & Hamblen - 01/18/23 (audio)  (60 minutes)

FM #922 = This is the Franklin Matters radio show, number 922 in the series. 

This session of the radio show shares the audio recording of my conversation with Joel D’Errico, Melanie Hamblen and Cobi Frongillo. Joel, Melanie and I were in the Franklin TV Studio on Wednesday, January 18, 2023. Cobi joined us for almost all of the discussion via phone.

Audio file ->  https://franklin-ma-matters.captivate.fm/episode/fm-922-town-of-franklin-downtown-zoning-discussion-01-18-23

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Listen to this discussion on housing, zoning, and getting the process to produce what we need (audio) (107 minutes)

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.

Audio file ->  https://franklin-ma-matters.captivate.fm/episode/fm-942-franklin-housing-zoning-discussion-02-08-23

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Listen to this discussion on housing, zoning, and getting the process to produce what we need (audio)

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

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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

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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"

Listen to this discussion on housing, zoning, and getting the process to produce what we need (audio)

Franklin, MA: Town Council February 15, 2023 Agenda

Franklin Town Council

Agenda & Meeting Packet

February 15, 2023 - 7:00 PM

Meeting will be held at the Municipal Building

2nd floor, Council Chambers 355 East Central Street 

1. ANNOUNCEMENTS FROM THE CHAIR

a. This meeting is being recorded by Franklin TV and shown on Comcast channel 11 and Verizon Channel 29. This meeting may be recorded by others.

b. Chair to identify members participating remotely.

2. CITIZEN COMMENTS

a. Citizens are welcome to express their views for up to three minutes on a matter that is not on the agenda. The Council will not engage in a dialogue or comment on a matter raised during Citizen Comments. The Town Council will give remarks appropriate consideration and may ask the Town Administrator to review the matter.

3. APPROVAL OF MINUTES

a. February 1, 2023

4. PROCLAMATIONS / RECOGNITIONS - None Scheduled.

5. APPOINTMENTS - None Scheduled.

6. PUBLIC HEARINGS - 7:00 PM

a. Street Acceptances: Maple Tree Lane & Oak Tree Lane

i. Legislation for Action Item 9a

7. LICENSE TRANSACTIONS - None Scheduled.

8. PRESENTATIONS / DISCUSSION - None Scheduled.

9. LEGISLATION FOR ACTION

a. Resolution 23-17: Order of Acceptance of Maple Tree Lane and Oak Tree Lane as Public Ways and Related Utility and Drainage Easements (Motion to Approve Resolution 23-17 - Two-thirds Majority Vote)

b. Resolution 23-18: FY23 Capital Improvement Plan (Motion to Approve Resolution 23-18 - Majority Vote)

c. Resolution 23-19: Free Cash to Stabilization Accounts Transfers (Motion to Approve Resolution 23-19 - Majority Vote)

d. Resolution 23-20: Water Retained Earnings Transfer to Water Main Capital Project R19-05 (Motion to Approve Resolution 23-20 - Majority Vote)

e. Zoning Bylaw Amendment 23-889: A Zoning Bylaw to Amend the Franklin Town Code at  Chapter 185, Attachment 7., Part VI, Use Regulation Schedule: Residential Uses - Referral to the Planning Board (Motion to Refer Bylaw Amendment 23-889 to the Planning Board - Majority Vote)

f. Zoning Bylaw Amendment 23-890: A Zoning Bylaw to Amend the Franklin Town Code at  Chapter 185, Section 5 - Referral to the Planning Board (Motion to Refer Bylaw Amendment 23-890 to the Planning Board - Majority Vote)

g. Bylaw Amendment 23-893: Amendment to Sewer System Map - First Reading

(Motion to Move Bylaw Amendment 23-893 to a Second Reading - Majority Vote)

h. Resolution 23-21: Cable Funds in Support of PEG Service and Programming per MGL Ch. 44,§53F3/4 (Motion to Approve Resolution 23-21 - Majority Vote)

10. TOWN ADMINISTRATOR’S REPORT

11. SUBCOMMITTEE & AD HOC COMMITTEE REPORTS

a. Capital Budget Subcommittee

b. Economic Development Subcommittee

c. Budget Subcommittee

d. GATRA Advisory Board

12. FUTURE AGENDA ITEMS

13. COUNCIL COMMENTS

14. EXECUTIVE SESSION - None Scheduled.

15. ADJOURN

Note: Two-Thirds Vote: requires 6 votes

Majority Vote: requires majority of members present and voting

The agenda doc also includes remote participation info ->   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/feb_15_2023_agenda.pdf

Franklin Fire Dept - Tower 1 unit at the downtown fire station

What is an "accessory dwelling unit", or ADU?

"Forty-five years ago, Betty Szudy and her wife, Maggie Roth, both 70, bought a Craftsman bungalow in Oakland, Calif. In 2017, at the same time their son and his wife were fruitlessly searching for an affordable apartment in the neighborhood, California was liberalizing its housing laws to encourage so-called accessory dwelling units, or A.D.U.s.

So, the family looked into building one. The parents now live in the main house and the adult children in the A.D.U. — in this case, a once-decrepit garage transformed into a 400-square-foot studio with a kitchen and bath.

The arrangement makes it simple to share meals, planned or spontaneous, and to pick up items for the other household at Trader Joe’s. “I love having them around,” Ms. Szudy said.

“It made total sense,” she said. “The idea of having a family compound, being close but having separate spaces.”

Continue reading the article at the New York Times (subscription maybe required)

https://www.nytimes.com/2023/01/29/health/elderly-housing-adu.html

Vona da Silva, left, lives in an accessory dwelling unit, or A.D.U., next to a house occupied by her daughter, Pia da Silva, right, in Portland, Ore. Credit...Tojo Andrianarivo for The New York Times

Economic Development Subcommittee + Steering Committee Meeting agenda - Jan 25, 2023 - 6 PM

Economic Development Subcommittee + Steering Committee Meeting

Agenda & Meeting Packet

January 25, 2023 - 6:00 PM

Meeting will be held at the Municipal Building

2nd floor, Council Chambers

355 East Central Street

Agenda:

1. Zoning - Inclusionary Zoning

a. 22-889: Use Regulations Schedule - Residential

i. September 15, 2022 DCPD Memo & Staff Recommendation

ii. Map of a half mile circle from the train station

iii. Sample of a 40,000 square foot development in GRV

2. Initial Discussion: Accessory Dwelling Units

Agenda doc includes remote participation info ->

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/edc_agenda_jan_25_2023.pdf

Economic Development Subcommittee + Steering Committee Meeting agenda - Jan 25, 2023 - 6 PM

Downtown Zoning Discussion with D'Errico, Frongillo & Hamblen - 01/18/23 (audio)

FM #922 = This is the Franklin Matters radio show, number 922 in the series. 

This session of the radio show shares the audio recording of my conversation with Joel D’Errico, Melanie Hamblen and Cobi Frongillo. Joel, Melanie and I were in the Franklin TV Studio on Wednesday, January 18, 2023. Cobi joined us for almost all of the discussion via phone.

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 Joel for this session to include his insights as a lifelong Franklinite, a property owner, and a former Town Councilor.

The recording of our conversation on zoning runs about 56 minutes. Let’s listen in.

Audio recording -> https://franklin-ma-matters.captivate.fm/episode/fm-922-town-of-franklin-downtown-zoning-discussion-01-18-23

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47 Summer St as referenced during the discussion

• Google map ->  https://goo.gl/maps/UsP5DQJXsVGTmQ7WA 

• Storm water map -> https://storymaps.arcgis.com/stories/e45452a3047e4c83b27170a8f4f79aa5

Prior discussion with Melanie and Cobi in December -> 

https://www.franklinmatters.org/2022/12/downtown-zoning-discussion-with.html 

Prior discussion with Cobi on housing conference -> https://www.franklinmatters.org/2022/05/conversation-with-town-councilor-cobi.html

Prior discussion on Franklin For All project -> 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"

Google Maps photo of 47 Summer St

CommonWealth Magazine: "Overcoming the restrictions on multi-family housing"

"CITIES AND TOWNS of Greater Boston have a long history of using zoning to restrict development of multi-family housing that might accommodate families with children. The systematic restrictions have disadvantaged multi-generational households seeking homes in condo or apartment buildings. The restrictions have also undermined the housing market’s dynamism and its ability to meet the region’s housing needs.

In response to these problems, the Commonwealth of Massachusetts adopted the MBTA Communities zoning law requiring cities and towns served by the MBTA to zone for transit-oriented multi-family housing “without age restrictions” and “suitable for families with children.” Once implemented, the reform should enable the market to meet the needs of diverse households.

For decades, municipalities have been limiting development of family-suitable apartments and condos through a few zoning mechanisms, including age-restrictions for occupants (typically for residents who are at least 55 years old), bedroom restrictions, and discretionary approval processes. I studied these practices in a 2018 survey of zoning bylaws and ordinances in 100 cities and towns across Greater Boston."

Last of the 5 part series

https://commonwealthmagazine.org/opinion/overcoming-the-restrictions-on-multi-family-housing/

 

Part 4 

https://commonwealthmagazine.org/opinion/where-should-new-multi-family-housing-go/

Part 3   

https://commonwealthmagazine.org/opinion/seeking-predictable-permitting-for-new-housing/

Part 2 

https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/

Part 1

https://www.franklinmatters.org/2023/01/commonwealth-magazine-understanding-new.html

New multi-family housing in Sudbury, Mass. (Photo by Amy Dain)

CommonWealth Magazine: "Where should new multi-family housing go?" (part 4 of 5)

"WHERE SHOULD new multifamily housing go? This is a fundamental question facing 175 communities across eastern Massachusetts as they work to implement a new law intended to address the region’s housing shortage. The MBTA Communities law requires cities and towns served by Greater Boston’s public transit agency, the MBTA, to enact zoning that allows multifamily housing near transit.

If history is any indication, communities will seek to locate this new multi-family housing away from existing residential neighborhoods when possible. In recent decades, the largest portion of new housing in Greater Boston has been built in isolated areas on municipal and metropolitan peripheries. As an example, the town of Wellesley approved the construction of a 262-unit complex called The Nines on a spit of land separated from the rest of town, tucked between Routes 95 and 9 and the Charles River. The towns of Needham and Stoneham permitted similar “across the interstate” developments, and other examples abound."

Part 4 of the 5 part series

https://commonwealthmagazine.org/opinion/where-should-new-multi-family-housing-go/

Part 3   

https://commonwealthmagazine.org/opinion/seeking-predictable-permitting-for-new-housing/

Part 2 

https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/

Part 1

https://www.franklinmatters.org/2023/01/commonwealth-magazine-understanding-new.html

Residential construction in Waltham, MA. (Photo by Amy Dain)

Franklin.TV: Jan 4, 2023 Town Council Meeting video replay available (video)

The Town Council met on Wednesday, Jan 4, 2023  as scheduled and completed a lengthy agenda in just over 2 hours. The Franklin TV video replay is available.

Agenda - >   https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/jan_4_2023_tc_agenda.pdf

Video link ->  https://youtu.be/N-WomocGBlc

My notes and recap will be available later

 

4th grade football team recognized for winning the State Championship last year

Franklin.TV: Jan 4 Economic Development Subcommittee video replay available (video)

The Economic Development Subcommittee + Steering Committee Meeting met on Wednesday, Jan 4, 2023. The video replay of the meeting is available.

Agenda ->  https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/1-4-22_edc_agenda.pdf

Video link ->  https://youtu.be/AHE1OSoL8_I

Economic Development Subcommittee + Steering Committee Meeting Agenda for Jan 4, 2023

CommonWealth Magazine: "Solving the MBTA Communities zoning puzzle" (part 2 of 5)

"IN 2021, the Commonwealth of Massachusetts adopted the MBTA Communities zoning law requiring municipalities served by the MBTA to zone districts “of reasonable size” for multi-family housing at a “gross density” of 15 dwelling units per acre. The law applies to 175 cities and towns. Some may already have zoning that meets the requirements. For most of the municipalities, compliance will involve local legislative votes, at town meetings and city councils.

In the process of local reform, thousands of public officials, constituents, and advocates will have to become familiar with the law’s novel, complicated, and flexible concept of gross density. I am writing this article to give people a head-start in understanding it."

Part 2 of the 5 part series 

https://commonwealthmagazine.org/opinion/solving-the-mbta-communities-zoning-puzzle/

Part 1

https://www.franklinmatters.org/2023/01/commonwealth-magazine-understanding-new.html

Multi-family development in Winchester, MA. (Photo by Amy Dain.)

CommonWealth Magazine: "Understanding the new concept of zoning capacity"

The first of a five part series by CommonWealth Magazine on the MBTA community zoning changes underway in Franklin (and elsewhere). The Economic Development Subcommittee is leading this effort which is active. 

Any proposed changes got to the full Town Council for referral to the Planning Board before coming back for discussion and vote to approve. There is plenty of time for asking questions or providing input but the time is NOW. 

"THERE IS A NEW concept in zoning, invented this year by the Commonwealth of Massachusetts. In promulgated guidelines, the concept has been dubbed “minimum multi-family unit capacity.” I refer to the concept as “zoning capacity.”

If you live in a community served by the MBTA, the concept may soon animate discussions at your town or city hall, or in local on-line forums, or between neighbors about how much multi-family housing the community should allow."

Continue reading the article online ->

https://commonwealthmagazine.org/opinion/what-the-mbta-communities-law-means-for-your-town/

The recent discussion between Town Councilors Melanie Hamblen and Cobi Frongillo is insightful on this topic. Listen here ->   https://www.franklinmatters.org/2022/12/downtown-zoning-discussion-with.html

examples of current Franklin housing from Cobi's bike ride around Franklin

Economic Development Subcommittee + Steering Committee Meeting Agenda for Jan 4, 2023

Economic Development Subcommittee + Steering Committee Meeting

Agenda & Meeting Packet

January 4, 2023 - 5:45 PM

Meeting will be held at the Municipal Building, 2nd floor, Council Chambers

355 East Central Street

Agenda: 

1. Lot Line Clean-Up 

a. 23-891: Area on and near Lincoln Street 

2. Zoning 

a. 22-889: Use Regulations Schedule - Residential 

3. Next meeting date a. FFA priorities memo

The agenda doc contains remote participation information

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/1-4-22_edc_agenda.pdf

Economic Development Subcommittee + Steering Committee Meeting Agenda for Jan 4, 2023

This Talk Franklin episode includes insights on the forthcoming Compensation study & goodbye to Alecia (audio)

FM #906 = This is the Franklin Matters radio show, number 906 in the series. 

This session of the radio show shares my "Talk Franklin" conversation with Town Administrator Jamie Hellen and Alecia Alleyne, Assistant to the Town Administrator. We had our conversation via conference bridge.  

Topics for this session

Quick Recap

200 acres open space preserved with last 17 acres 

License renewals

Franklin Library Association ends it long service & donation run

Economic Development

Inclusionary zoning

MBTA, Franklin For All, etc.

Outlook

First pass at Capital budget, CPC, ARPA

Compensation study

Job opportunities across a variety of Dept/functions

Goodbye Alecia, best wishes

The conversation runs about 42 minutes. Let’s listen to my conversation with Jamie & Alecia. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-906-talk-franklin-12-22-22

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Town Administrator page -> https://www.franklinma.gov/administrator

Finance Committee (with School budget deep dive) 12/07/22 -> https://www.franklinmatters.org/2022/12/finance-committee-gets-some-financial.html 

Town Council 12/14/22 (video, audio & recap) ->

https://www.franklinmatters.org/2022/12/town-council-approves-open-space.html 

Note: The video portion with Library Director Felicia Oti talking about the Franklin Library Assoc begins at about 25 minutes

Open positions with Town of Franklin ->

https://www.franklinma.gov/human-resources/pages/job-opportunities 

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

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"

This Talk Franklin episode includes insights on the forthcoming Compensation study & goodbye to Alecia (audio)