Voices of Franklin: Petition Drive This Friday (8/15/25) at Farmers Market

Residents Rally Against 444 East Central Street Project: Petition Drive This Friday at Farmers Market

The proposed development at 444 East Central Street has become a flashpoint in Franklin, sparking widespread concern among residents who feel their voices have been sidelined. Despite strong public opposition, the project remains under review by the Zoning Board of Appeals (ZBA) — and the version currently before them is not the same project the Town Council originally approved.

What Changed?
- The original plan, which many residents urged the Council to reject, has since ballooned in scope.
- The number of requested waivers/variances has tripled, jumping from 18 to 30.
- The building height has increased from three stories to four, directly contradicting town guidelines and threatening the character of the surrounding neighborhood.
- Although the town had the opportunity to invoke Safe Harbor protections, it chose not to—leaving Franklin vulnerable to overdevelopment.

A Call to Action
This Friday at 1:00 PM, concerned residents Gene Grella and Jane Callaway-Tripp among others will be at the Franklin Farmers Market with a grassroots petition. This is a chance for every resident who cares about Franklin's future to make their voice heard.

> "If you're truly all set with the direction the town is building in, then please come to the Farmers Market and help us with your signature—your voice. There is power in numbers, and we all need to stand together."

Why Sign the Petition?
- To urge the ZBA to end this project—it no longer reflects the original proposal and disregards community concerns
- To reject the precedent of approving 30 waivers/ variances for a single development
- To preserve Franklin's identity and prevent it from becoming another overbuilt suburb

Franklin's Future Is in Our Hands
This is not just about one building—it's about the kind of town we want Franklin to be. Do we want to protect our small-town charm, or watch it erode under unchecked development?

"This is our town, and it's time we stand up for what we want our town to be."

Join us Friday. Sign the petition. Speak up. Because Franklin belongs to all of us.

Jane Callaway-Tripp  

Franklin resident and candidate for Town Council

If you have something to say, you can find the guidelines here
https://www.franklinmatters.org/2011/03/introducing-voices-of-franklin.html

Voices of Franklin: Petition Drive This Friday  (8/15/25) at Farmers Market

What's happening in Franklin, MA: Thursday, August 14, 2025 ??

Thursday, August 14

Library & Senior Center events

7:00pm Jennifer Tefft (live music) (The Newport Harbor Hotel)

9:00pm Brian Cabral (live music) (3 Restaurant)

For additional details on Library & Senior Center events ->        

https://www.franklinma.gov/calendar.aspx?CID=37,24&showPastEvents=false

**  Town Meetings today   **

Municipal Affordable Housing Trust - no meeting (next meeting is 9/11/25)

Thursday, August 14 Time: 2:00 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Item/466?fileID=5560 

Benjamin Franklin Classical Charter Public School - BOT Mtg

Thursday, August 14 Time: 7:00 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_08142025-1845 

Zoning Board of Appeals ZBA - no meeting (next meeting 8/28/25)

Thursday, August 14 Time: 7:30 PM

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_08142025-1842 

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What's happening today in Franklin? 

Find the full Community event calendar  https://bit.ly/FranklinCommunityCalendar

If you have an event to add to the calendar, you can use the form to submit it for publication:  https://bit.ly/Submit2Calendar

The Town meeting calendar is found  https://www.franklinma.gov/Calendar.aspx
The School district calendar is found  https://franklinpublicschooldistrictma.sites.thrillshare.com/o/fpsd/page/school-calendar

Town Council responds to budget adjustment by adding back 3rd ambulance, (video)

The Franklin, MA Town Council met at 6 PM on Wednesday, August 13, 2025 as scheduled. All 9 Councilors participated in Council Chambers. The public meeting ran just over 3 hours. The Council entered Executive Session to review another 5 topics. Once into Executive Session they did not return to open meeting.

Franklin TV video is available for replay -> https://www.youtube.com/watch?v=-E1pOkLizKc

Agenda doc can be found -> 

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_08132025-1852

My full set of notes in one PDF -> 

https://drive.google.com/file/d/1UPwTkHaZv3OVhfIpt5HqxFs-k7-sfa5S/view?usp=drive_link

Quick recap:

• In the first of 2 long updates, discussions, the Council ultimately approved the restoration of the 3rd ambulance by adjusting the expense budget by $114K, authorizing the hiring of 2 firefighter/paramedics, and including half of the anticipated ambulance revenue in the budget to balance for the $231,152 shortfall in State funding that came after the State finalized their budget in July
• In the 2nd, key decision, the Council voted 7-2 to NOT accept a private donation to provide funding for the health & wellness nurse at the Senior Center. There are 2 actions out of this: one for the Town Administrator to find another  way to fund and restore the position, and 2 - to draft a policy for the Town on donations and acceptable uses. As noted during the discussion, the School District has such a policy, the Town does not
• Per legal advice, the Town Council can not rescind the 40b approval vote for the 444 East Central development. Residents are encouraged to continue to participate in both the Zoning Board of Appeals and Conservation Commission meeting as the project moves through the process. There is no short cut to this long process.
• Franklin Ridge project is likely to put shovel in the ground before year end (a delay from what was announced earlier this year). In another year, the operator will begin outreach and info session for the resident application process. Federal income guidelines will be followed but 70% of the units to be prioritized for Franklin residents

Additional items will be added to the recap with the publication of the meeting audio and also covered in the Town Council Quarterbacking session when shared in a couple of days.

Franklin, MA: Chock full Agenda for the Town Council Meeting, yes, it starts at 6 PM

Franklin Town Council

Agenda & Meeting Packet

July 23, 2025 at 6:00 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 9 and Verizon Channel 29. This meeting may be recorded by others.

b. Chair to identify members participating remotely.

c. Upcoming Town Sponsored Community Events.

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. In compliance with G.L. Chapter 30A, Section 20 et seq, the Open Meeting Law, the Council cannot engage in a dialogue or comment on a matter raised during Citizen Comments. The Council may ask the Town Administrator to review the matter. Nothing herein shall prevent the Town Administrator from correcting a misstatement of fact.

3. APPROVAL OF MINUTES

a. June 4, 2025  https://ma-franklin.civicplus.com/DocumentCenter/View/6270/3a-June-4-2025-TC-Meeting-Minutes--Draft-for-Review

b. June 18, 2025  https://ma-franklin.civicplus.com/DocumentCenter/View/6285/3b-June-18-2025-TC-Meeting-Minutes--Draft-for-Review

4. PROCLAMATIONS / RECOGNITIONS

a. Fire Department - Swearing In of New Firefighter / Paramedic

i. Jeffrey Wolcott

5. APPOINTMENTS

a. Annual Reappointments and New Appointments of Boards and Committees Members

i. See “Committee Appointments” in packet for member names  https://ma-franklin.civicplus.com/DocumentCenter/View/6294/5a-Committee-Renewals

 

6. PUBLIC HEARINGS - 7:00 PM

a. New Section 12 Restaurant All Alcoholic Beverages License and Approval of Xiao Xia Zhang as the Manager - Kojo Asian Fusion LLC d/b/a Kojo, Located at 28 East Central Street,

Franklin, MA 02038

i. License Transaction # 7a  https://ma-franklin.civicplus.com/DocumentCenter/View/6273/6a---ABCC-application-Kojo-Franklin-Packet

b. License Modification - Change of Location of a Section 15 Wine and Malt Beverages Package Store License: The Little Shop of Olive Oils Inc. d/b/a The Little Shop of Olive Oils,, Located at 5 Main St., Franklin, MA 02038

i. License Transaction # 7b  https://ma-franklin.civicplus.com/DocumentCenter/View/6272/6b---Little-Shop-of-Olive-Oils-Packet

7. LICENSE TRANSACTIONS

a. New Section 12 Restaurant All Alcoholic Beverages License and Approval of Xiao Xia Zhang as the Manager - Kojo Asian Fusion LLC d/b/a Kojo, Located at 28 East Central Street,

Franklin, MA 02038 

 

b. License Modification - Change of Location of a Section 15 Wine and Malt Beverages Package Store License: The Little Shop of Olive Oils Inc. d/b/a The Little Shop of Olive Oils,, Located at 5 Main St., Franklin, MA 02038 

8. PRESENTATIONS / DISCUSSION - None Scheduled

9. LEGISLATION FOR ACTION -

a. Resolution 25-27: FY26 Community Preservation Appropriation of Funds - Capital (Motion to Approve Resolution 25-27 - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6288/9a-25-27---Methodist-Church

b. Resolution 25-49: Franklin Town Council Support for Proposed GL Chapter 40B Affordable Housing Project at 202 Washington Street Pursuant to DHCD’s Local Initiative Program (LIP): (Motion to Approve Resolution 25-49 - Majority Vote)   https://ma-franklin.civicplus.com/DocumentCenter/View/6279/9b-25-49---202-Washington-Street

c. Resolution 25-50: Adoption of Local Initiative Program “Friendly 40B” Policy

(Motion to Approve Resolution 25-50 - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6291/9c-25-50---Friendly-40B-Policy

d. Zoning Bylaw Amendment 25-929: Creation of the Crossing Neighborhood Zoning District - A Zoning Bylaw Amendment to the Code of the Town of Franklin at Chapter 185, Section 4, Districts Enumerated - Referral to the Planning Board

(Motion to Refer Zoning Bylaw Amendment 25-929 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6280/9d-Crossing-Neighborhood-Zoning

e. Zoning Bylaw 25-930: Zoning Map Changes: Crossing Neighborhood Zoning District - A Zoning Bylaw Amendment to the Code of the Town of Franklin at Chapter 185, Section 5, Zoning Map - Referral to the Planning Board

(Motion to Refer Zoning Bylaw Amendment 25-930 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6290/9e-ZONING-BYLAW-ADMENDMENT-25-930---Crossing-Neighborhood-District---Zoning-Map

f. Zoning Bylaw Amendment 25-931: The Crossing Zoning Use Regulations - A Zoning Bylaw Amendment to the Code of the Town of Franklin at Chapter 185, Use Regulation Schedule, Part I through Part VII - Referral to the Planning Board

(Motion to Refer Zoning Bylaw Amendment 25-931 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6261/9f-ZONING-BYLAW-ADMENDMENT-25-930---Crossing-Neighborhood-District---Zoning-Map

g. Zoning Bylaw Amendment 25-932: The Crossing Zoning District - A Zoning Bylaw Amendment to the Code of the Town of Franklin at Chapter 185, Schedule of Lot, Area, Frontage, Yard and Height Requirements - Referral to the Planning Board (Motion to Refer Zoning Bylaw Amendment 25-932 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6262/9g-ZONING-BYLAW-ADMENDMENT-25-931---Crossing-Neighborhood-District---Use-Regulation-Schedule

h. Zoning Bylaw Amendment 25-933: Crossing Neighborhood Zoning District - A Zoning Bylaw Amendment to the Code of the Town of Franklin at Chapter 185, Section 21, Parking, Loading and Driveway Requirements - Referral to the Planning Board (Motion to Refer Zoning Bylaw Amendment 25-933 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6265/9i-ZONING-BYLAW-ADMENDMENT-25-933---Crossing-Neighborhood-District---Parking-etc-reqs

i. Zoning Bylaw Amendment 25-934: Crossing Neighborhood Crossing District - A Zoning Bylaw Amendment to the Code of the Town of Franklin at Chapter 185, Sections 3, 4, 20 & 31 - Referral to the Planning Board (Motion to Refer Zoning Bylaw Amendment 25-934 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6264/9j-ZONING-BYLAW-ADMENDMENT-25-934---Crossing-Neighborhood-District---Chapter-185-Sections-3-4-20-31

j. Zoning Bylaw Amendment 25-938: Residential Commercial Kitchens - A Zoning Bylaw to Amend Chapter 185, Section 3 of the Code of the Town of Franklin - Referral to the Planning Board (Motion to Refer Zoning Bylaw Amendment 25-938 to the Planning Board - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6289/9j-25-938---Home-Occupation-Bylaw-1

k. Zoning Bylaw Amendment 25-939: Residential Commercial Kitchens - A Zoning Bylaw to Amend the Franklin Town Code at Chapter 185, Attachment 8, Use Regulations Schedule Part Vii: Accessory Uses - Referral to the Planning Board

(Motion to Refer Zoning Bylaw Amendment 25-939 to the Planning Board - Majority Vote)   https://ma-franklin.civicplus.com/DocumentCenter/View/6276/9k-ZONING-BYLAW-AMENDMENT-25-939---Residential-Commercial-Kitchen-Use-Regulation-Schedule

l. Bylaw Amendment 25-940: A Bylaw to Amend the Code of the Town of Franklin at Chapter 82, Fees, Municipal Service, by Adding a New Service Fee: Residential Commercial Kitchen - First Reading (Motion to Move Bylaw Amendment 25-940 to a Second Reading - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6281/9l---ZONING-BYLAW-AMENDMENT-25-940---CHAPTER-82-FEES-MUNICIPAL-SERVICE---Residential-Commercial-Kitchen

m. Bylaw Amendment 25-936: A Bylaw to Amend the Code of the Town of Franklin at Chapter 73, Departmental Revolving Funds (EV Charging Stations) - Second Reading (Motion to Approve Bylaw Amendment 25-936 - Majority Roll Call Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6283/9m-25-936-and-937---EV-Charging-Stations

n. Bylaw Amendment 25–937: A Bylaw to Amend the Code of the Town of Franklin at Chapter 82, Fees, Municipal Service (EV Charging Stations) - Second Reading (Motion to Approve Bylaw Amendment 25-937 - Majority Roll Call Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6284/9n-BYLAW-AMENDMENT-25-937---Ch-82-Fees---EV-Charging-Stations

o. Resolution 25-51: Acceptance of Gifts - Senior Center ($1,646), Veterans’ Services ($400), Fire Department ($1,025), Police Department ($1,000), Recreation (AED) (Motion to Approve Resolution 25-51 - Majority Vote)  https://ma-franklin.civicplus.com/DocumentCenter/View/6286/9o-25-51--Gift-Acceptance---Sr-Ctr-Veterans-Fire-Police-Rec

10. TOWN ADMINISTRATORS REPORT

11. SUBCOMMITTEE & AD HOC COMMITTEE REPORTS

a. Capital Budget Subcommittee

b. Economic Development Subcommittee

c. Joint Budget Subcommittee

d. Police Station Building Committee

e. GATRA Advisory Board

Franklin, MA: Chock full Agenda for the
Town Council Meeting, yes, it starts at 6 PM

12. FUTURE AGENDA ITEMS

13. COUNCIL COMMENTS

14. EXECUTIVE SESSION - None Scheduled

15. ADJOURN

The agenda doc includes associated supporting materials as well as remote participation info ->   https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07232025-1829

Note: Two-Thirds Vote: requires 6 votes

Majority Vote: requires majority of members present and voting

Economic Development Subcmte spends 3 hours in discussion on Wednesday (audio)

FM #1480 = This is the Franklin Matters radio show, number 1480 in the series. 

This session of the radio show shares the audio recording of the Economic Development Subcommittee meeting on Wednesday, July 16, 2025 in the 3rd Floor Training Room. 

3 members were present and participated in the first agenda item. Once that was complete, the 4th member, Cobi Frongillo joined them for the remainder of the session. He had recused himself from the Crossing Neighborhood District discussion to avoid a conflict of interest. His father's business is located in that potential district.

Quick recap:

Item 1 - Crossing Neighborhood

• TA Jamie Hellen provides the overview of the background on the proposal for the Crossing Neighborhood. Multiple zoning bylaws make up the "package" to work together. Direct link to the memo providing the overview https://ma-franklin.civicplus.com/DocumentCenter/View/6226/1a-DPCD-Memo---Crossing-Neighborhood-Zoning-District---71625

• Hamblen looks at this as a "mini downtown commercial". She raises an issue on 3 family by right, J Halligan notes that the current bylaw actually includes the proper language; apparently in the draft, the section language got left out. It can be included (and should) without vote to modify this. An oversight on version control. This identifies a couple of updates to the online zoning codes as they were changed just not reflected in the current versions

• After much discussion

• Motion to amend 2.3 8a from no to planning board special permit Passes 3-0

• Motion to move to Town council as amended, second passes 3-0

Item 2 - Use Variances

• Discussion on Recommendation on eliminating “Use Variances” from the authority within the Zoning Board of Appeals

• Discussion on elimination of use variance from approval by the ZBA, which in those cases tend to overstep their authority; the restriction was intentionally made by the zoning bylaws with PB and Council approval and then the ZBA can act on their own...

• After much discussion, Motion to move to council for further discussion (Jones)

• Not seconded, hence the move does not take place. There will be some discussion overall on this topic in a positive manner per Hamblen

Item 3 - update on World Cup

• FIFA requirements will host the fan center in Boston. We are still figuring out what we can do. Artificial Turf fields are not used by international games (Gillette is redone with real grass for international games)

• Lots of other events at the same time; Highland games, Tall Ships, etc

• Marketing via MetroWest on the benefits of Franklin. Hotel outreach, transportation planning needed; Porchfest, 4th of July also in similar time frames... Found in Franklin market for goods, crafts

Item 4 - EDC goals

• On the one hand, given the length of the meeting and discussions there seemed little interest in this item; only one member Frongillo was prepared with a short list of priorities

• Recognition from TA Hellen that until B Taberner's replacement is hired, there is very little staff to do the additional work

Motion to adjourn, passes 4-0

The recording of the meeting runs about 3 hours.   

Audio link ->  https://franklin-ma-matters.captivate.fm/episode/fm-1480-economic-development-subcmte-mtg-07-16-25/

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Economic Development Subcmte mtg

Franklin TV video replay is available -> https://www.youtube.com/live/6hKdQIw9rpQ 

The EDC agenda and supporting documents

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07162025-1818 

My full set of notes in one PDF -> https://drive.google.com/file/d/1ME-F_qCpL61vAQz0NeBnFDIakEXX3mzO/view?usp=drive_link

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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 

• And if you have interest in reporting on meetings or events, please reach. We’ll share and show you what and how we do what we do

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!

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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 spends 3 hours in discussion on Wednesday (video)

The Economic Development Subcommittee met on Wednesday, July 16, 2025 in the 3rd Floor Training room. 3 members were present and participated in the first agenda item. Once that was complete, the 4th member, Cobi Frongillo joined them for the remainder of the session. He had recused himself from the Crossing Neighborhood District discussion to avoid a conflict of interest. His father's business is located in that potential district.

Franklin TV video replay is available -> https://www.youtube.com/live/6hKdQIw9rpQ

The EDC agenda and supporting documents

https://www.franklinma.gov/AgendaCenter/ViewFile/Agenda/_07162025-1818 

Quick recap:

Item 1 - Crossing Neighborhood

• TA Jamie Hellen provides the overview of the background on the proposal for the Crossing Neighborhood. Multiple zoning bylaws make up the "package" to work together. Direct link to the memo providing the overview https://ma-franklin.civicplus.com/DocumentCenter/View/6226/1a-DPCD-Memo---Crossing-Neighborhood-Zoning-District---71625
• Hamblen looks at this as a "mini downtown commercial". She raises an issue on 3 family by right, J Halligan notes that the current bylaw actually includes the proper language; apparently in the draft, the section language got left out. It can be included (and should) without vote to modify this. An oversight on version control. This identifies a couple of updates to the online zoning codes as they were changed just not reflected in the current versions
• After much discussion
• Motion to amend 2.3 8a from no to planning board special permit Passes 3-0
• Motion to move to Town council as amended, second passes 3-0

Item 2 - Use Variances

• Discussion on Recommendation on eliminating “Use Variances” from the authority within the Zoning Board of Appeals
• Discussion on elimination of use variance from approval by the ZBA, which in those cases tend to overstep their authority; the restriction was intentionally made by the zoning bylaws with PB and Council approval and then the ZBA can act on their own...
• After much discussion, Motion to move to council for further discussion (Jones)
• Not seconded, hence the move does not take place. There will be some discussion overall on this topic in a positive manner per Hamblen

Item 3 - update on World Cup

• FIFA requirements will host the fan center in Boston. We arestill figuring out what we can do. Artificial Turf fields are not used by international games (Gilletteis redone with real grass for international games)
• Lots of other events at the same time; Highland games, Tall Ships, etc
• Marketing via MetroWest on the benefits of Franklin. Hotel outreach, transportation planning needed; Porchfest, 4th of July also in similar time frames... Found in Franklin market for goods, crafts

Item 4 - EDC goals

• On the one hand, given the length of the meeting and discussions there seemed little interest in this item; only one member Frongillo was prepared with a short list of priorities
• Recognition from TA Hellen that until B Taberner's replacement is hired, there is very little staff to do the additional work

Motion to adjourn, passes 4-0

My full set of notes in one PDF -> https://drive.google.com/file/d/1ME-F_qCpL61vAQz0NeBnFDIakEXX3mzO/view?usp=drive_link

EDC discussion on first item (Frongillo recused)