Municipal Affordable Housing Trust
Regular MeetingFranklin, MA · June 13, 2023
Minutes
TOWN OF FRANKLIN
MUNICIPAL AFFORDABLE HOUSING TRUST
June 13, 2023
Meeting Minutes
Meeting Called to order, members Present: Chris Vericker, Maxine Kinhart, Susan Younis,
Judith Pfeffer, MaryAnn Bertone, Jamie Hellen
Members Not in Attendance: Chris Feeley
Guests: Bryan Taberner, Jon Juhl
1. Approval of Minutes – April 11, 2023 – Motion by Jamie H. to Approve minutes, Second by
Judith P. Roll Call Vote: Maxine: Yes, Susan: Yes, Judith: Yes, Chris V.: Yes, MaryAnn: Yes,
Jamie: Yes Vote: 6-0-0
2. Affordable Housing Update - Maxine
1. 67 Palomino Drive – found a buyer. Very excited. Buyer is a participant in the Section 8
home buyer program. Has an escrow account. Is a single mom with two kids.
2. 90 Palomino Drive is ongoing – looking for a buyer.
3. Answering a question from Judith on 144 Grey Wolf Drive. Two quarters of 2022 and all
4 quarters of 2023 taxes are due for a total of $4,860. Condo fees are up to date.
3. Discussion: Franklin Ridge – Jon Juhl
Winter funding round – did not get approved. They had approximately 90 applications and
26 were approved with the majority going to housing authority related public housing. The
State has come under a lot of pressure recently with bad reports that came out regarding
vacancy in units in public housing and deteriorated conditions.
We did get asked to submit a pre-application for the mini funding round which is a first for
us. It shows a readiness to proceed. It also is limited to production projects as opposed to
housing authority or public housing rehabbing projects. They hope to fund 10-15 projects
out of this. Pre-application is due June 30 then September funding submittal and so we
would not know until the end of year or beginning of 2024 on the decision.
There are three criteria to submit letters for:
#1 Status of project – readiness to proceed – which we are.
#2 Greening. Sustainability and climate focus. Has become more prevalent in the last
several years. They are really pushing greening. The upside is cleaner, more effective
in terms of insulation and things like that. The down side is it increases costs.
1
#3 Local matches – how much the Town has contributed to the project already, but
also potential local future funding or in combination with things like waivers for
building permits, sewer connection fees and other contributions.
Geographically, they are under pressure to spread the money outside of Boston. They are
going to spread the money around the State.
MassWorks has been a great component to this. We’ve been working to finalize how the site
plan will work. We are on schedule to go out to bid by the end of the year.
Jon is really encouraged that we have been invited to the mini funding round. It shows the
State’s interest in the Town of Franklin’s project and that the Town has put forth so much
effort in this regard.
Chris V. asked Jon to explain the mini funding round. Jon said the State has allocated
several hundred million dollars that they can allocate for what they call the 2023 mini
competition. High level projects that didn’t get funded in the Winter round and just a certain
percentage of those projects will move forward. It is encouraging that we are in there. In
theory, you don’t have as much competition. Another Winter round is coming in the end of
2023, early 2024.
Chris V.: Regarding greenery, are we going to pass on those criteria? That is not optional,
project has to have all electrical, heating, and cooling which is on the operation side, a
challenge because in experience so far, electrical cost isn’t any cheaper than gas or other
options. It is cleaner and that’s what we’re doing. We will meet new energy codes – there’s
a new one in January 2024. We will pass, you have to. We will not only meet the threshold,
we’ll exceed the threshold.
Jamie H.: Will they require the building design to be Net-zero? Jon said no, but he will ask
the architect. Jamie said within the state, there is pending legislation, with lots of support,
that at some point they are going to ask to update the building code to be mandatory to have
every building to be Net-zero. Jon is aware of Net-zero, but the threshold is moving – it is
evolving quickly. Net-zero is a very high standard to achieve and as he has read, it is not
saying Net-zero. We will have to meet the 2024 energy code requirements. There are a lot of
challenges with focus on greening and sustainability.
Bryan T. spoke on the Massworks grant program. The Town did receive a 3.2 million dollar grant
for the new water pump house that will be at the bottom of the road right near the Police station.
The old pump house will be demolished. This is for continuing the design engineering of roadway
that will link our existing road to the subdivision next door and all the other infrastructure within the
right of way and if we have additional funds, at a minimum we’ll have stubs for the Franklin Ridge
project and two other lots that are still owned by the Housing Trust.
Greenish color line is the extension of roadway to the Franklin Ridge project and into parking area.
There would be a stub that would go up to the adjacent subdivision. That roadway will be a gravel
road or narrow paved road. Bryan suggested that they change alignment of the roadway. They
change the roadway right to subdivision with stub as driveway. The yellow line is the lot line. Lot
1a is 1 acre lot. There is ledge. Blasting has come a long way as to what they can do without
impacting neighbors.
2
Discovered wetlands have changed the size of the lots. We now have small area for a couple of
duplexes 200 x 200 – whole northern lot driveway with stubs for both. Lot 1b is over 10 acres.
Franklin Ridge is 6.5 acres. The squiggly lines are contour lines. The farther apart the lines, the
flatter the area.
4. Future Agenda – None
General Business:
This meeting is the last for Judith and MaryAnn. Chris V. thanked them for their long term service.
Judith P. stated that Virginia Caso’s condo is still standing vacant there for 4 years plus. She paid
$165,000. Has a Mass Lien on it. Wants us to fix this. Virginia has multiple children, two on
Facebook – not hard to contact. There would be a will.
MaryAnn enjoyed her time working on the Trust.
Sue Younis stated they are still in process of getting Rayleen settled into her new role at the Senior
Center. The meeting of all interested parties has not transpired yet. Trust will be invited when the
meetings are held.
MOTION by Maxine to Adjourn, SECOND by Jamie. Roll Call Vote: Maxine: Yes, Susan: Yes,
Judith: Yes, MaryAnn: Yes, Chris V.: Yes. Vote: 5-0-0.
Meeting Adjourned at 10:57 AM.
Minutes prepared by: Maxine Kinhart
3
Agenda
Municipal Affordable Housing Trust
Agenda
Tuesday, June 13, 2023
10:00 AM
Virtual Meeting /In-Person
To all residents, this meeting is available to be attended in person and via the Zoom platform. In an
effort to ensure citizen engagement and comply with open meeting law regulations, citizens will be able
to dial into the meeting using the provided phone number, or citizens can participate by using the Zoom
link provided on the agenda. Meeting will be held via Zoom and in-person in the Council Chambers,
2nd Floor.
Please click on https://us02web.zoom.us/j/83715612274 or call on your phone at 1-
929-205-6099, meeting ID is 83715612274.
1. Approval of Meeting Minutes – April 11, 2023
2. Affordable Housing Update - Maxine
3. Discussion: Franklin Ridge – Jonathan Juhl, Bryan Taberner
4. Future Agenda Items
Comments: This listing of matters is that reasonably anticipated by the Chair which may be discussed at
the meeting. Not all items listed may in fact be discussed and other items not listed may also be brought
up for discussion to the extent permitted by law.
This agenda is subject to change.
TOWN OF FRANKLIN
MUNICIPAL AFFORDABLE HOUSING TRUST
April 11, 2023
Meeting Minutes
Members Present: Chris Vericker, Maxine Kinhart, Susan Younis, Judith Pfeffer, MaryAnn
Bertone
Members Not in Attendance: Jamie Hellen, Chris Feeley
1. Approval of Minutes – March 14, 2023 – Motion by MaryAnn to Approve minutes, Second
by Maxine. Discussion: Judith asked that future minutes have page numbers and also asked that the
following be added to the March 14, 2023 minutes: Bryan Taberner asked Maxine to give him
information on 144 Grey Wolf Drive. That is the over 55 condo that has been vacant for several
years due to the owner passing away. He will contact Jamie Hellen with the information to see if
perhaps our Representatives can do something. Roll Call Vote: Maxine: Yes, Susan: Yes, Judith:
Yes, Chris V.: Yes, MaryAnn: Yes Vote: 5-0-0
2. Affordable Housing Update:
Maxine stated that there is an affordable house up for resale. 67 Palomino Drive in the Dover
Farms subdivision. It is a 3 bedroom home built around 1997. Resale price is $310,500.
3. Discussion: Housing Forum
Chris V. introduced Raeleen Galivan as a guest to the meeting. Raeleen is the new Social Services
Coordinator at the Senior Center. Raeleen has spent the past month getting acclimated to all the
resources. She has seen a big rise in the homeless population. She has been talking with clients and
knows the importance of affordable housing. She helps with filling out applications, particularly
the CHAMP application which is the Common Housing Application for Massachusetts Programs
(State aided public housing) for families, the elderly, and handicapped. Unfortunately there is a long
wait, over a 10 year waitlist. She worked with the elderly population for over 12 years at Tri-Valley.
She is looking forward to learning from this board and seeing what we can do for the community.
She connects people with the shelters that are in the area and tries to help people move forward in a
positive way. Chris V. asked if it is really a ten year wait for public housing. She stated it is over 10
years. Rental assistance could be 2-3 years – it is all different. Chris asked if Federal Assistance
(Section 8) is 2 – 3 year wait? MaryAnn stated that she knows a family that has been on the list for
almost 6 years and is number 500. She said they have 2 children and is living in Rhode Island in a
third floor apartment. Chris asked why people would choose public housing as opposed to public
assistance that is more portable. Raleen said Section 8 vouchers are difficult to obtain. When she
was working with Tri-Valley, she stated that any time there were issues of homelessness and they
couldn’t get into shelters, they’d make crisis referrals. So there are resources out there that can
assist with brainstorming to try and get people into shelters. You have a better chance to gain
housing once you’re in a shelter. Chris V. asked if we have any longer term shelters in this
community or are they all emergency? She said they are.
Judith asked about the Community Intervention Team. Raeleen said that she had not been a part of
it yet, or met the team yet but she will be working with them. She knows that it includes people
1
from the Fire Dept. and Police Dept. etc.. Everyone gets together and they work with clients who
need more resources and who are at risk. She is looking forward to getting involved in that.
Danielle (Senior Center Director) told her that it is in the infancy state. It was created last year and
is based around the idea to get everyone in one room and get the conversation going. Danielle wants
to have a more organized schedule either quarterly, semi-annually or annually. They anticipate
having a meeting the end of April or May. Danielle offered the Senior Center for meeting space.
The Trust will be invited to attend and will have to decide who to send. Susan suggested the timing
is perfect based on what we have been talking about and what they are trying to do and talk about.
Susan stated that she has personal experience with the Section 8 rental voucher through her mom.
She added that there are a couple of nuances to the Section 8 mobile voucher system and how you
can obtain it. The waits are long and they are difficult to obtain. You have to be severely rent
burdened to really move up the list. She was extremely fortunate that after 2 years her mom was
actually able to gain one. One of the things she learned through the process is location is very
important. Her mom lived in Needham and Dedham Housing Authority ran the Section 8 mobile
voucher program. Because the social economic differences of a community like Needham versus
some of your outer lying suburbs, the need wasn’t as great so the list wasn’t as long. The key with
the mobile vouchers is you can take them anywhere, but you have to find a landlord to accept them.
Typically, the landlord has to accept a lower rent as well in exchange for the guarantee of the
federal subsidized payment. So there is an offset. Those apartments are getting fewer and more
difficult to find because landlords want the higher rents versus subsidized rents. It was an extremely
successful experience for her mom for 1 year. She was paying $1,800 a month for a senior 1
bedroom apartment. When she got her voucher, she was able to move to Westwood for $1,400 of
which she was obligated to pay $750. That rent burden allowed her to be independent longer.
Susan stated that Danielle told her they are seeing younger people coming into the Senior Center
looking for social services. There is an opportunity for the Senior Center to become a hub of social
services networking and not be just seen as catering or caring for an elderly population. Danielle
stated that she would like to broaden that spectrum and be able to say we are here and we have
resources for everyone.
Raeleen mentioned that they are doing a lot of fuel assistance applications as well as food stamps
for under 50 year olds. There are a lot of walk-ins. The cost of food can limit ability to pay rent.
Chris V. stated that short of emergency housing, people are waiting years for any form of rental
assistance in this region. We were talking about filling a gap between emergency and longer term
but that gap is years long.
Susan said it is important to get information out there about those available resources. She stated
that if you are a person who is a planner and you know from an age standpoint that you are going to
need senior housing, you can start that process well in advance of actually needing to qualify so you
start to move up the wait list.
Judith mentioned that when she was on the School Committee, it was mentioned at some meeting
that there was a Community Intervention Team because the School Dept. was part of it for people
that have no place to live. She said it is all ages and all groups. Maxine was not aware of
Community Intervention Team at town hall.
2
Susan said there was an interesting Opinion article in the Boston Globe about the crisis of
affordable housing in the state of Massachusetts. The state really has to get involved. The towns
can only do so much. Area median home in Massachusetts is $685,000. Franklin is not much lower
in the $500,000s.
Raeleen is looking forward to working with everyone. Working as a team we can come up with
some good plans.
Judith took notes of a phone call between her, Susan, and Chris V. Send them to Maxine.
What is the closest shelter to Franklin? In Milford. Saint Mary’s has an emergency shelter. There
are certain restrictions. It is a cold weather shelter – below 20 degrees. Question on how clients get
to the shelters. Raeleen suggested that the issue has not come up but would include friends or
relatives. We could get them there. Police have also transported people.
4. Future Agenda
Invite Jon Juhl to give an update on Franklin Ridge senior housing.
Would like to have an in-house meeting next month. Have to offer Zoom as an option. Maxine will
arrange.
MOTION by MaryAnn. to Adjourn, SECOND by Maxine. Roll Call Vote: Maxine: Yes, Susan:
Yes, Judith: Yes, MaryAnn: Yes, Chris V.: Yes. Vote: 5-0-0.
Meeting Adjourned at 10:45 AM.
Minutes prepared by: Maxine Kinhart
3
Get email alerts for Franklin
A daily email when new agendas and minutes are posted.