Planning Board - Regular Meeting

Yes, sir.

Okay. Just want to make sure you could hear us. Uh, welcome everybody. Welcome to the March 23rd, 2026 uh, Franklin Planning Board meeting. This meeting is audio and video recorded as well as on Zoom. Uh the zoom caller number is 312-6266799 with a meeting number of 848 57387288. Um I guess before we go to the zoning amendments, um we'll go to the other line items for 70 Daniel Street Estates. Uh Amy, any update? Yeah, they requested to be continued to um April 6th.

Okay. So, make a motion to continue Gorilla Estates till April 6th. Second. Roll call. Yes. Mark Mutroni? Yes. Greg Rondo? Yes. Jay Melo? Yes. Eric Steltzer? Yes. Chris Stikney? Yes. Okay. Uh, next item of business. This would be for 47 Street, Dunovan Estates, uh, definitive subdivision. um looking for another continuation I believe.

Yes, I did receive an email today that they're asking to be continued to April 6th. Um as well as the decision deadline was March 31st. They did put that in writing in the stamp there with the town clerk that they gave us till April 31st. April 30th. Okay. So make a motion to continue 47 uh Patrick Street, Dunovan Estates till April 6th. Second. Second. Greg Rondo. Yes. Jay Melo. Yes. Eric Steltzer. Yes, Mark Matroni. Yes, Chris Stney. Yes.

Okay. And uh last item of business, Lester the zoning. This would be for Symphony Drive. And I understand they're looking for it to be continued as well. Um Amy, they prepare for April 6th as well or Yes. Okay. Make a motion to continue Symphony Drive till April 6th. Do I hear a second? Second Greg Rondo. Yes. J Melo. Yes. Eric Steltzer. Yes. Mark Mutroni. Yes. Chris Stikney. Yes.

What else do we have on April 6th in addition to this? We have a couple more. I believe I have one new subdivision on Daniel Street. A two lot. Okay. For the first um hearing. Okay. So, let's not add anything else to it. Okay.

Okay. Thank you. Um, okay. So, for our last time doing business, this will be for the zoning bylaw amendments. Um, this is for 26-946, 947, 948, 949. Uh, this is in relation to uh the town meeting all the upgrades in the um uh classifications I guess from the MBTA as coming down from the state. But if I could go to um either Amy or Marina who wants to give us a brief overview of each. We need to um wave the public hearing reading. Make a motion to wave the public reading on this. Second. Second. Greg Rhonda. I. Jay Melo.

Yes. Eric Stelzer. Yes. Mark Merrroni. Yes. Chris Sticky. Yes. If you could just give us a brief overview for us as well as if anybody's watching. uh for the additional changes either Marino or

Yeah. Um so good evening Mr. Chairman uh planning board. Um I'm the planning director. Um so we've got four amendments before you today as you said. um mainly having to do with some um changes related to MBTA communities and some cleanup that we discovered um that some items that were missed last year when um the crossing neighborhood was developed and um um when some other uh bylaw amendments went before you um in the fall. So um really quickly the I think the major items are um 26946 and 947. Those are our MBTA communities um changes. So um these are items that we were informed by housing livable communities that um the way that our um use tables um were regulating um certain uses in um general residential 5 um C1 uh the crossing and the crossing neighborhood. um it was actually removing lots from our um from being used as um needed to be used in order to get the um required number of units um through MBTA communities. So Franklin is required to um provide um 1,883 units um and we've spread that out over these um districts. And so we needed to make some tweaks in order to make them comply so that they can actually produce the units that we need them to produce. Um so uh for 946 we are striking um notes two um from GR5 and C1. Um and that is that the lot area must be at least 25% greater than that required for a single family dwelling. That made some of our lots non-compliant. So we're

striking that from certain parts um of this use table. And then um for 947 we are striking and that's attachment 9. Um we are amending um note 7 to remove the language of um multif family residential with three housing units. So we we're moving with three housing units. Um HLC um housing livable communities felt that even though our definition of multif family residential is three plus by having it just say with three housing units it seemed to limit um this note. So we're just going to strike that language just to make it um more clear. And then we are also um in general residential 5 um for the frontage we are um reducing the minimum continuous frontage from 100 ft to 50 ft for mixed use and multif family. Again this is to make the lots comply. And then when we go into 948 and 949 this is where we get a little bit more of sort of the cleanup. Um we do have some MBTA communities related changes in this as well. Uh but the cleanups um primarily have to do with putting back um zoning that was already in place that um just due to you know errors on on our part and just things that sort of got missed either um were inadvertently changed. maybe a a draft of future zoning amendments was included when it shouldn't have been. Um or um uh the with um the crossing neighborhood and residential commercial kitchens

going up at the same time, we ended up missing one or the other in the different submissions. So, sort of just like filling in those gaps. Um so for attachment two, we're uh filling in a gap where we didn't have um uses for the allowance for with poultry under um other parcels under 5 acres for the crossing neighborhood. So we're matching it to what's allowed in C1. And I should say that a lot of what we're doing um for the crossing neighborhood is just matching to what was in um commercial one just because they were essentially cut out of or CN was cut out of C1. So we're trying to match a lot of it. Um attachment three, this one is where are we going? Um we're removing U note six not allowed on the sidewalk level and multif family development. This was struck um from the um attachment beforehand. Um it's no longer in the use tables. It's not used in the use tables. Um so we're just removing it just to cuz we don't need it anymore. Attachment four. This is one where um on the second page in li you'll see a lot of um bolded. This is where um future amendments were included in what was submitted. And so what ended up happening was currently if you look on um ecode these cells that are um in li they're actually blank. So we're not reflecting any zoning for those. So we're just putting back what was already there. And then um for ground mounted solar energy systems medium scale for uh B district and and I district we are

putting back um some changes that inadvertently happened. Um so just putting back what was already there. Uh for attachment seven, this one is a little bit um more complicated. This actually incorporates the changes that were submitted with um 946 just so that you can sort of see the breadth of everything that's taking place. Um and then we have some um we're adding in the crossing neighborhood because it was missing from 946. Um and I believe we needed to correct the two family by conversion in commercial one. um from uh somehow it it went from board of appeals to um it we're putting it back. It was yes, then it became a BA because of a submission and now it's going back to being a yes. Almost done. Um all right, attachment eight for uh home occupation. We didn't have anything in CN, so we're matching it to um C1. And then um in A20, agriculture with poultry parcel under 5 acres. This one um again, this was one of those where it was struck in one and then put back in in another one um because we were using an old version. So, we're just striking um these notes again. And then last, but certainly not least, we've got 949. Um, so this one is reflecting the the previously noted um change with the addition note 16. And then we've also got um an additional change, note 17,

same general residential 5, the lot width is being um reduced to 45 ft for mixed use and multif family. Um, and that's it. Okay. Thank you. So, questions out comments or questions? I got nothing. Eric, um, just on the are you looking for a vote from us on these then?

Yes. It's a re It's a a recommendation to the town council and then the town council has two hearings on it and then they take the vote. Are you uh are you looking to have a a singular vote on all of the proposed changes? You vote on each amendment. Yeah. Okay. Yeah. Thank you. All set.

Oh, okay. Okay. I uh hammered with Marina with most of my thoughts on this last week, not knowing it was going to come up this meeting. So, you can go back and watch the end of last meeting as I'm spewing my thoughts on this. Uh thank you for your patience and your diligence for going through this and correcting the changes that were missed over time. I understand how that stuff happens. Um, yeah. I guess the only other thing is I'd uh encourage us to look at our parking uh bylaw as we did this because it was going to create some awkward parking situations to kind of executive summary my thoughts from last time. That's it. Thank you. Good.

Thank you, Mr. Chairman. Uh, just one quick question. So 946 uh attachment 7 shows the old table is it doesn't strike out the the footnotes for two and it's missing CN but that is fine because it's part of the 948 reinstitution of that table. Yes. Um so note two is being struck from specific districts. So the um the note itself is not being struck. Correct. cuz it's still Yeah. Yeah. But just I was wondering cuz the twos aren't marked out. They're not for deletion on 946, but they are on 948. Oh, they are. It's just really small.

Is it? Cuz mine's still Mine's not struck out. Line item two. Not the whole line, just the Yeah, I'm reading the foot. You're saying on the tables themselves? Oh, yeah. It's tough to see that slash. I see. I was going by. Thank you. Yep. And then CN will be and then Yep. Great. That's all. Okay. B. Um I have no comment. Uh Mr. Chairman.

Okay, good. Thank you. Um I just have one quick question. How many units do we have right now that get us to the MTA level with the 1800? How many units are we calculating at right now? So we currently h don't have any um projects that have been built um due to MBTA communities. So we don't have any Wasn't it an existing existing units we're going to count towards each? It's just the ones we have to zone to allow for the building of these the 1,883 units. We don't actually have to produce them. We just have to zone to allow for them.

Yeah. I thought for some reason we we had a we had a number that went towards it already with what was already existing. Okay. Okay. My mistake. I I was under the impression that we we're ramping up to that number. Okay.

Yeah. I I actually have a question on this one. Um and this is moreformational for you know residents and things like that. So, one of the things that I've kind of found interesting or positive about this is I think this creates um some financial investment opportunity for homeowners in that area in Franklin, right? Um because homes that are now single family homes that may or may not already be laid out for multif family um can be converted to that, right? So you've kind of presented um some people in that area with a potential um you know financial investment opportunity. Do you have anything in the state where they're supporting development by either builders or investors in these areas that you know people could tap into? Because you're starting to see loans for a um ADUs, right? They just so they just released a loan program for that. So, I'm not sure if the state is starting to do anything if there's any murmurss of that because, you know, I think that would prevent uh, you know, this 1,800 and something units and a lot of those are potentially owned by, you know, just regular old families in Franklin and might not be sitting on a nice financial opportunity for themselves. So,

I'm not aware of any programs um specifically to convert. I know about the ADU loans. Um, I'm not aware of any specific ones to convert like a one family to a three family or something like that. Um, that is, I think, a great idea and I think it's a great point to make that folks can take advantage of this now and, um, could potentially do something like that. Um, I don't know of any programs, but we can definitely look into it and see if we can find any. If you hear of anything just to because you guys have you're a lot closer to that than than we do, it would be great because I think there's a lot of families in Franklin that could take advantage of that. Yep, definitely. That's it.

Okay. And um I just have one last comment and I concur with um Jay about the parking. Um Amy, you know that we spoke this many times. Just make sure there's sufficient parking so those streets down in that area do not get all clogged up with vehicles um for emergency purposes, safety, cleaning, DPW, sidewalks, etc. We just want to make sure we don't um overwhelm that area with um too much growth without sufficient parking. Yeah. Unfortunately, we're gonna have to have a pretty we're gonna have to expand the parking map. So, Kate, I'm sorry that we gave you more work, but you're great at your job. So, but it's uh it's something we just got to be careful as well. So,

yeah, I'll just comment uh since Jay brought it up as well, you know, having served on the master plan committee for over 18 months where we are looking at how do we develop our community and having uh development that's right size for our community. this type of actions that we're looking to take here to have more organic growth on smaller lots to take them from one units to three units is just the type of development that I think we need to see in our town. It's certainly something that we heard reflected quite often uh in the master plan process. So, uh uh great to see that happen. Um, and also just as far as just if people were wondering about the questioning that I was having there on the amendments, I will need to recuse myself from the vote on amendment 948. Um, just to avoid any sort of potential conflicts of interest. So,

which one's 948? Uh, I don't know. Zoning bylaw amendments 26-948. Can I ask why you have to recuse yourself? Yeah, professional. Oh, professional. because I had one about living in the zone, but I don't have to. No, because you're I'm affect I'm because you and I are both general res five. So, I asked a question about this, but because we're part of a constituency of people that are affected, it has no better that one affects could potentially affect my profession. Oh, yeah. I never recy more comments. Yes, sir. Thank you.

Okay. Anybody else in Zoom? Are those people watching? Okay. So, make a motion to do I have to close this? Yes. Okay. Make a motion to close zoning bylar amendments 26-946 947 948 949. Second. All in favor? Greg Rondo? Yes. Jay Melo? Yes. Eric Stelter? Yes. Mark Mutroni? Yes. Chris Stikney? Yes. Okay. Do I have a motion?

We have a motion to recommend uh 29 uh 26-946, 947, 948, and 949 to the town council for approval. Do we need a second? Are we voting these individually? Well, that's that was my understanding. Y you can on one if you want. Do you want to do them individually? Yeah, that makes sense. Yeah. So motion would be for 26-946. Do I have a motion and a second? Uh, motion. Second. A second. All in favor? Greg Rondo? Yes. Jay Melo? Yes. Eric Steltzer? Yes. Mark Mutroni? Yes. Chris Stikney? Yes.

Okay. Uh, 26-947. Do I have a motion to approve? Uh, second. All in favor? Craig Rondo? Yes. Jay Melo? Yes. Eric Steltzer? Yes. Mark Mutroni? Yes. Chris Stikney? Yes. Uh, amendment 26-948. Make a motion to approve. Do I second? Second. Greg Rondo. Yes. J Melo. Yes. Eric Steltzer. Abstain. Mark Mutroni. Yes. Chris Stikney. Yes. Okay. And then last one would be 26-949. Uh, make a motion to approve. Second. Second. Greg Rondo. Yes. J. Melo. Yes. Eric Steltzer. Yes. Mark Muterroni.

Yes. Chris Stikney. Yes. I got one. Anybody have any general business? I don't think I have anything today in general business. I just have one question on general business. I'd like to see if um get the building commission to take a look at um there's a gym on Gro Street, Beaver Street on the corner. It's in the dental building or something. second building up. Um parking was ridiculous Saturday up and down on the right hand side of it. Okay. Really bad heading up the bolt of the hill and downhill. Yeah, they have powerlifting events there. One of my co or they hold tournaments. Yep.

I think they hold tournaments there and that's what that's when they they got to find a place to park not on Gro Street cuz cars were sticking out. I almost got clipped driving up the street. looks like not just for me but for others and unfortunately this bad accident long not long ago. Okay. Okay. Yeah. Anybody else? Mark, you good? Anything? I'm good. Thank you. General business. Nothing. Okay. Make a motion to adjourn. Second. All in favor? Greg Rondo? Yes. Jay Melo? Yes. Eric Steltzer? Yes. Mark Mutroni? Yes. Chris Stikney. Yes. Okay. Thank you everyone. Thank you. You're welcome. Good night.

Good night. Make a motion to get a beer.