Tensions rise over Cook's Farm and parking

So it was a frustrating Town Council meeting on Wednesday night. All the worst of Franklin came to the front eventually during the night. A simple enough beginning with the taking of several streets by the Town. Approximately 80 streets are not owned by Franklin and many residents are not likely aware of this. The streets are plowed in winter so why doesn't Franklin own the streets? It is complicated and the current administration is working through the detailed process to do so. Once done then Franklin will legally plow the streets and maintain them as required.

That was a good move and the residents will see the benefits over time

The scheduled agenda juggled somewhat to cover the public hearing as noted and then back to some of the legislation before getting to the presentation on the proposed zoning change for Cook's Farm. Simply the presentation sounds wonderful, unfortunately there are details to be worked out and here is where the issues get messy.

• The developer was a consultant in a meeting with the Economic Development Committee (EDC) as they discussed the Pond St property last Oct. 
• The developer wanted to come back to the EDC with his proposal for Cook's Farm. 
• He didn't get notification of being on the agenda and reached out to the Town Administrator at the end of January.
• The Town Administrator advised the developer to put something together on what the bylaw change would look like so they (Planning) could review it. 
• The developer did put his proposal together and sent it in.
• The Town Administrator replied in March with issues raised (incorporating feedback from Planning).
• The developer continues meeting with different groups within Franklin eventually with the Citizens Committee and then the Master Plan committee (Jun 18) before coming to the Council meeting now

Should a developer draft his own zoning bylaw to benefit his proposal?

No - that is a clear conflict of interest

Is the development a good one?

It seems to be good with good revenue and an acceptable use for the property but needs to have some zoning change to allow it.

The real question then is how it could fit within current zoning, or when and what specific zoning change would be worked on?

The current priority for the Planning Dept is the Master Plan. Which coincidentally is right where this proposal needs to be considered. From the Master Plan additional zoning bylaw changes would be needed to allow for the Master Plan to be implemented and that could be worked in due course.

It was suggested to hold a workshop so that the issues and alternatives can be addressed and appropriate actions set forward. The workshop should be held after the Master Plan is presented on July 17th.

Yes, yes, yes - not all of the councilors were thinking clearly during the meeting Weds night. Some were letting their emotions and biases control their better business sense. In the light of another day, in a different forum, the issues can be worked out. These decisions should not be rushed.

On a different topic, one of the action items seemed to be a simple adjustment to the downtown zoning to add parking as an option where it currently is not allowed now but is allowed in other areas of the town. As the discussion evolved, more and more information was revealed on the real reasons for the change.

• The former Masonic Hall, now currently an empty lot was purchased by a citizen apparently outbidding the town for the property. Some on the Council think the Town could have done better on the offer.
• The citizen would like to put in a parking lot to allow the Post Office to park there
• The Post Office is currently using space on Emmons and in the town property at the Recreation building for their employee parking and to park their trucks.
• Those visiting the post office can't use the parking lot at the post office until after 9:00 AM and that is both a safety hazard according to the post office and a disservice to the postal customers

The measure did get referred to the Planning Board by a 5-4 vote. All the other votes Weds were 9-0.

Oh and by the way, the Council did approve a non-binding question for Franklin residents to consider a mayor. How would that work? Not specified and hence the question wording is open to interpretation. If some one is not pleased with the current Council Administrator set up and wants a strong mayor, they could vote yes. If someone is not pleased with the current Council Administrator set up and wants a weak mayor, they could also vote yes. There are still a couple of options on what would be done with a positive result. One option would be to commission a charter committee to work out a proposal to bring back to the Council and eventually for the voters to approve or reject.

• Live reporting - Closing

• Live reporting - Legislation

• Live reporting - Cooks Farm

• Live reporting - Public hearing

• Live reporting - Town Council

Franklin Senior Center Event: Eamon Earls - Jun 27

1:30 pm, June 27 at Franklin Senior Center, Eamon McCarthy Earls will be delivering a presentation about his new book; Franklin: from Puritan Precinct to 21^st Century Edge City, covering the story of the town from its beginnings to the present day. Please call the Senior Center to reserve your spot: 508 520-4945.

Should Franklin Have a Mayor?

Among the many items discussed in the often tense Town Council meeting Weds, they did decide to put forward the non-binding question.

According to the resolution approved by the council, the question will read: "Would you be in favor of further amending the Franklin Home Rule Charter to provide for the election of a mayor to govern the city known as the town of Franklin?" 

There will be a note on the ballot specifying the referendum is non-binding. 

"I’m always in favor of a non-binding question to get a feeling of what citizens want," said Vice Chairwoman Tina Powderly. 

The council has debated the question since last month. Chairman Robert Vallee proposed the referendum at the council’s May 10 meeting, saying he would like to see where residents stand on the issue. Over the years, he has said, many have suggested to him that the town and its citizens would benefit from having a mayor in power.

Read more: http://www.milforddailynews.com/news/x1484776430/Non-binding-referendum-on-mayor-placed-on-Franklin-ballot#ixzz2WkXqzPuA

To get a sense of whether this proposal is desired or not, I have set up a poll question with a yes or no answer and will leave it open until July 1. You can view the poll on the top right corner of the home page for Franklin Matters.

Structurally deficit bridges in MA

A national report released today shows Massachusetts is faring better than average in regard to condition of its bridges, but its aging bridges will continue to be problematic if more funding is not secured. 

Almost 10 percent of Massachusetts bridges are classified as structurally deficient, better than the national average of 11 percent, according to the report by Transportation for America. 

“We’ve chipped away at that list of bridges that need repair,” said John Walkey, Massachusetts state director of Transportation for America and field director for Transportation for Massachusetts

Read more: http://www.metrowestdailynews.com/news/x296712996/New-report-looks-at-structurally-deficient-bridges#ixzz2WkaCcavs

You can go directly to the new webpage that has an interactive map showing the location of the bridges
http://t4america.org/resources/bridges/

Live reporting - Closing

K. TOWN ADMINISTRATOR’S REPORT
NuStyle building fell with the weight of the water recently, will need to work to figure out what to do.

Thanks to the Downtown Partnership for the Strawberry Stroll

Thank you letter from Chief Davis for Franklin's help on the Boston Marathon efforts

Thank you from Karen Alves for help from the DPW with their garden

Letter on volunteers helping with Summer Camp


L. OLD BUSINESS
to be added

M. NEW BUSINESS
discussion on the Cook's Farm proposal, issue with timing and priorities, does the master plan drop off in lieu of this?

issue with a project of major impact for the Town, we would have a fast track process
development permitting, we are the fastest in the region
if you're talking about zoning bylaw changes, we have processed many recently
if you're talking about a specific developer with a specific project, it is not appropriate for him to create the zoning on his own parcel

tempers and rhetoric escalating
tough situation, where is Solomon when you need him?


N. COUNCIL COMMENTS
Mercer - State Treasurer visit to new high school, on Thursday, 5:00 PM
topping off ceremony at 10:30 for the final steel beam to be put in place at the high school

Dellorco - Boston Strong fund raiser at Patriot Place this weekend

Jones - thanks to Downtown Partnership for Strawberry Stroll

Roy - we are making good progress to deliver Jul 17th



O. EXECUTIVE SESSION
Negotiations, Litigation, Real Property, as Required
Pending Litigation with Walsh Brothers Construction

passed 9-0

Live reporting - Legislation

4. Resolution 13-53: Purchase of Land at 37 Beaver Street Authorization
motion to accept, seconded, passed 9-0 (via roll call)

money budgeted to buy and demo house, next year would come back for funds to pave the parking lot


5. Resolution 13-54: Authorization for Non-Binding Local Ballot Question, Re: Adoption of Mayoral Form of Government
motion to accept, seconded, 9-0 


6. Resolution 13-55: Verizon Easement at New High School
motion to accept, seconded, passed 9-0 (via roll call)


we did this for NationalGrid already to bring the power, this is to bring the telephone lines in


7. Zoning Bylaw Amendment 13-718: Changes to Chapter 185, Section 7. Compliance Required, Parking. – Referral to the Planning Board
motion to refer to Planning Board, seconded, passed by 5-4 (Kelly, Vallee, Pfeffer, Bissanti all voted no)

discussion on the lot (likely the former Masonic Hall) which the Town was outbid on and now a citizen has purchased it and looking to open a parking lot to help solve the Post Office parking problem



IMPERVIOUS SURFACES:
8. Zoning Bylaw Amendment 13-702: Changes to Chapter 185, Section 36. Impervious Surfaces – 2ND Reading
motion to approve, seconded, passed 9-0 via roll call

9. Zoning Bylaw Amendment 13-703: Changes to Chapter 185, Section 40. Water Resource District – 2ND Reading
motion to approve, seconded, passed 9-0 via roll call

10. Zoning Bylaw Amendment 13-716: Changes to Chapter 185, Section 3. Definitions – 2ND Reading
motion to approve, seconded, passed 9-0 via roll call

11. Zoning Bylaw Amendment 13-717: Changes to Chapter 185, Attachment 9, Schedule of Lot, Area, Frontage, Yard and Height Requirements – 2ND Reading
motion to approve, seconded, passed 9-0 via roll call

Live reporting - Cooks Farm

J. LEGISLATION FOR ACTION
1. Resolution 13-50: Order of Layout, Acceptance, and Taking of Jade Street, Ruby Way, Garnet Drive, and Opal Circle and Related Parcels and Easements
motion to accept, seconded, passed 9-0

3. Resolution 13-52: Granting M.G.L. Chapter 268A § 20(a) Exemption
motion to accept, seconded, passed 9-0



H. PRESENTATIONS/DISCUSSIONS 
Proposed Zoning Change
Councilor Bissanti recused himself

Attny Cornetta provides an overview
proposal for a family style residential development

Traditional Neighborhood Development (TND)
can serve as a village center commercial and residential mixed

Mashpee Commons an example, Pine Hills is another
retail and municipal in Mashpee Commons

Pine Hills municipal, retail and residential
residential on 2,000 acres

2,000 sq ft lots being proposed for Cooks Farm
condominium ownership
homeowners associations
restrictive covenants
driveways in back alley

developable area 8.07 of the 14.75 total area

ownership - privately owned and maintained
public access to the trails

2000 sq ft floor plans, customized
attached two car garage
anticipated pricing at $500,000+
35 units

45% in assessed value of 200-300,000 valuation in Franklin

catering to the empty nesters

17.5M added to tax base, approx 240,000 additional tax revenues

improved streetscape coming in from Wrentham

proposed rezoning as an overlay district, needing a special permit and site plan review

Larry Bennedetto, Citizens Committee
speaking for this proposal

Powderly - a wonderful project, new revenue, only concern is the financial piece of this
looking to see if this sustainable
need to look long term to make this work, there is a great possibility to make this work

project was not age restricted but designed for empty nesters
all housing stock generates different numbers, harder to get today due to privacy restrictions
I won't have to work too hard to sell these, they'll sell

Mercer - I think it is a wonderful project, this is a major piece of re-zoning, I want to make sure we do our homework. A suggestion was made to hold a workshop in July with the various departments involved to look at the re-zoning issues. I am in favor of holding this workshop. I think the workshop would be a great place to start.

Pfeffer - an old adage is 'location, location, location' of all things that could go there, this is likely one of the best things. How come it took so long to get to us is another matter.  We need to charge the Town Administrator and the Planning Dept, Planning Board to get this done fast.

Roy - this is before the "master plan' to see how we can incorporate it with our report due July 17th. We could do the workshop right after the presentation and likely have something back to the Council in August

Cerel - Medfield did nothing for the zoning for its TND, the developer cobbled together the lots to create the density to do the project without a zoning change.

Dellorco - I think this is a great place for this. I think we should move forward with this.

Jones - My mother lives in a type of this setup in Florida. It is nice. I like it. What type of revenue would this generate? What students would this generate? My concern is that this doesn't have a negative impact on the community. I think this is a good use for the parcel next to the Country Club.