Showing posts with label zoning board of appeals. Show all posts
Showing posts with label zoning board of appeals. Show all posts

Thursday, February 23, 2023

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 


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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"

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


Monday, February 20, 2023

Economic Development Subcommittee Meeting Agenda - February 22, 2023 - 6 PM

Economic Development Subcommittee Meeting
Agenda & Meeting Packet
February 22, 2023 - 6 PM

Agenda:
1. Discussion: An overview of the “Chapter 40B
a. A Chapter 40B primer by the state Department of Housing and Community
b. A staff memo and slideshow will be forthcoming at the meeting.
2. Discussion & Project Presentation: 121 Grove Street, a “Friendly 40B”
f. Conservation Commission comment letter  ->  


The agenda doc contains remote participation info ->  https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/_2023-02-22_edc_agenda_.pdf

 

Chapter 40B primer by the state Department of Housing and Community Development (DHCD)
Chapter 40B primer by the state Department of Housing and Community Development (DHCD) 

Sunday, February 12, 2023

Talking about the Master Plan Committee with Glenn Jones - 02/06/23 (audio)

FM #941 = This is the Franklin Matters radio show, number 941 in the series. 


This session of the radio show shares my conversation with Town Councilor Glenn Jones. We met in the Franklin TV & Radio Studio to talk about the opportunity to help develop the “Master Plan” for Franklin


The Committee was recently established by the Town Council (01/04/23 meeting). Glenn has just been appointed as Chair. Councilor Cobi Frongillo will be Vice-Chair and Councilor Melanie Hamblen will be Clerk of the committee.


Applications for the 6 resident members of the committee are open and due by March 3, 2023.


The audio recording runs about 38 minutes. Let’s listen to my conversation with Glenn on the Master Plan and all that it will involve. Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-941-master-plan-opportunity-with-glenn-jones-02-06-23


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Applications for the Master Plan committee and other volunteer opportunities as discussed https://www.franklinma.gov/home/news/town-volunteer-opportunities


Master Plan charter (Town Council resolution creating committee) ->

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/uploads/9h._23-07_master_plan_update_comm.pdf 


Master Plan from 2013 (full 200+ pages) ->

https://www.franklinma.gov/planning-community-development/files/master-pan-2013 


Master Plan from 2013 (abridged version) -> 

https://www.franklinma.gov/planning-community-development/files/goals-policies-and-implementation-plan 


Master Plan update as of 2020 ->

https://www.franklinma.gov/planning-community-development/files/2020-master-plan-update 



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

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"


The current Master Plan was completed in 2013 and due for an update
The current Master Plan was completed in 2013 and due for an update

Thursday, January 26, 2023

Inclusionary zoning moved to Town Council by unanimous Economic Development Steering Cmte vote (video)

The Economic Development Subcommittee "Plus" met as scheduled on Wednesday in a longer session and they accomplished in the longer session what they had not been able to do in their shorter session; have a healthy discussion and bring multiple topics to a conclusion. 

After multiple votes to narrow down the choices on a couple of items in the table, agreement was reached and the full inclusionary zoning referral was made unanimously.

The Franklin TV replay for this session is available ->   https://youtu.be/HukEWlkid6Q


The audio and my recap will be available in a couple of days. In the meantime my notes via Twitter can be found in one PDF here ->   https://drive.google.com/file/d/19389zqBsU2LEnQMp64-WnpJKMFJHB5W8/view?usp=share_link

All seven members of the committee were present in the Council Chambers
All seven members of the committee were present in the Council Chambers


Sunday, January 22, 2023

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 ->

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


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
Google Maps photo of 47 Summer St

Saturday, January 14, 2023

Madalene Village docs from the archives

The initial application information and series of documents as Madalene Village moved through the Franklin approval cycle had been posted here and while the posts are available, the links to the docs themselves got broken over time.

The Mass EPA has scheduled hearing and input sessions for their portion of the approval required, in particular to the proposed move of the stream (at least as I understand it).

I have recreated the links in chronological order, newest first, oldest last. If you are looking for something and it doesn't appear here, let me know and I'll if I have it.

Developer Letter - Feb 2017

Town Engineer memo Feb 2017

Storm water report - revised Dec 2016

Storm water report Nov 2016

Local Bylaw - follow up Dec 2016

ConComm local bylaw - Dec 2016

Architectural Narrative - Apr 2106

Madalene Village docs from the archives
Madalene Village docs from the archives

Sunday, December 11, 2022

Economic Development Subcommittee & Steering Committee Meeting - Dec 14 at 5:45 PM

Economic Development Subcommittee 
Steering Committee Meeting
Agenda & Meeting Packet
December 14, 2022 - 5:45 PM

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


Agenda:
1. Presentation: Mark Bobrowski
a. Chapter 40R - Smart Growth Zoning & Housing Production
 


Economic Development Subcommittee & Steering Committee Meeting
Economic Development Subcommittee & Steering Committee Meeting

Tuesday, November 22, 2022

Economic Development Subcmte recommends next lot line changes; the "Plus" Cmte gets into housing density proposal, will pick up again at Nov 30 meeting (audeo)

FM #882 = This is the Franklin Matters radio show, number 847 in the series. 


This session of the radio show shares the audio recording of the Economic Development Subcommittee meeting held on Wednesday, Nov 16, 2022 in the Council Chambers.  


“Franklin For All” Steering Committee (or EDC Plus)

Chair Melanie Hamblen, Glenn Jones, Cobi Frongillo, Pat Sheridan

Greg Rondeau, Beth Wierling, and Bruce Hunchard

 

First - purely an economic development item - the next set of lot line zoning map adjustments. A continuing project and this is the next set of changes. The item after discussion was recommended to the Council for review and consideration.

 

Second - for the Plus side of the committee as it attempted to cover two zooning bylaw proposals that are an outcome of the Franklin For All study as well as part of the MBTA Community planning required. The committee got into a good discussion on one of the two changes proposed, did not get into the second and will pick up the discussion at their Nov 30 meeting.


The recording of the meeting runs just over an hour

Audio file -> https://franklin-ma-matters.captivate.fm/episode/fm-882-economic-development-subcmte-plus-mtg-11-16-22


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The EDC Agenda and released documents ->

https://www.franklinma.gov/sites/g/files/vyhlif6896/f/agendas/11-16-22_edc_agenda.pdf

 

My notes captured via Twitter during the meeting are found in one threaded PDF file -> https://drive.google.com/file/d/1Bi19ZIVetLhT2xN0aeJcbltU72XRlZe0/view?usp=share_link

 

Franklin TV's video replay of this session is available ->

https://youtu.be/ZntsmoNK7ss


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


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"

 
the "Plus" Cmte gets into housing density proposal
the "Plus" Cmte gets into housing density proposal