Project Update

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 Project Update

• An urban‐infill, inclusive, community‐focused, and mixed‐income housing development with shared spaces and amenities.
• All 143 residences on the currently empty 4‐acre site will be for‐sale, of which roughly 30% will be designated affordable or
income-restricted at <80% MFI with some as low as 60% MFI and as high as 100% MFI.
• A coffee barista and a nurse assistant will together be able to qualify and purchase a 2-bedroom affordable home.
• We are tentatively planning for several 3-story multi-generational residences that would allow aging individuals/couples to have
their own unit and privacy but also be connected to family members above.
• 2015 E.M. Franklin would include a coffee shop/community center and market along E.M. Franklin, and a few live‐work spaces.
• Residents who live in the neighborhood (right to remain) and those who have ties to the neighborhood (right to return) would
get the first opportunity to purchase both the market‐rate and affordable homes. We will market directly to teachers, municipal
workers, artists, health care employees, and those who work in the area and will have first opportunity to purchase.
• We plan for up to 1 acre of permanent public green space along E.M. Franklin and the eastern edge of the lots near the creek.
• Any development on this lot will increase traffic, but we will work diligently with the neighborhood and the city to mitigate, slow
and divert traffic as well as improve pedestrian and bike safety.
• Little to no surface parking in the development with parking being underground or contained in the building envelope.
• During the 2‐3 year period before construction begins, we are activating the space for community engagement and benefit. We
have opened Franklin Common for neighborhood use with bike racks, walking pavers, Little Free Library, raised-bed gardens,
and a Resilience mural highlighting contributions of local leaders.

• Franklin Grove, a 28-unit single-family subdivision and our immediate neighbor to the south, voted 94% in favor of our project.
• Our immediate neighbors to the north, The Moose Lodge and Yoga with Adriene have also offered letters strongly supporting
our project.
• The Board of Franklin Gardens, a 21-residence low-income senior living center (the only affordable housing on the block) voted
unanimously to support our project.
• Many businesses and residents in the area are also very supportive of our proposed project.

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 Conceptual Site Plan

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 Project Update

Seeking zoning change on 2011 EM Franklin from SF-3 to MF‐4 and on 2015 EM Franklin to LO-MU

2011: This 3-acre lot will have 26 attached townhomes and then 48 smaller 2-bedrooms in 4-plex configurations. Most if not all of
the parking would be under the building footprint. Market rate units would be in the $300s-$500s while the affordable homes
would be in the $200k range. 10% of the homes will be affordable. We are requesting MF-4 zoning but with several concessions:
• A height cap of 3 occupied stories across the whole lot.
• The first 25 feet from both the western and southern neighbor’s property line would be no-build.
• The next 60 feet would cap height at no more 30 feet and 2 stories with a finished attic.
• We will accept a reduced impervious cover maximum of 65% for this lot rather than the 70% allowed under MF-4.
• We will install a vegetative buffer and signage to discourage pedestrian access along the creek into Franklin Grove.

2015: This 1-acre lot will have 69 units in 1-2 buildings that will be a mix of studios to 3-bedrooms. We plan to apply for
Affordability Unlocked where 50% of the units would be affordable at an average of <80% MFI. Most if not all of the parking would
be under the building footprint. We are requesting LO-MU zoning but with several concessions:
• The first 25 feet from both the western neighbor’s property line would be no-build.
• The next 60 feet would cap height at no more 30 feet and 2 stories with a finished attic.
• Max height for base zoning under LO is 40 feet. If we utilize Affordability Unlocked we would cap at 3-4 stories above parking.
• If we utilize Affordability Unlocked (0 parking requirements), we would still provide parking that is at least 75% of the parking
that would have been required without AU.

Additional requests we have agreed to:

• We will work with an arborist to enhance and preserve native plantings, vegetation, and habitat.
• We will work with JJSNA to come up with solutions to improve pedestrian safety and calm traffic by signing an agreement
committing to fund a third-party pedestrian safety and comfort study for the entire EM Franklin super-block.
• We will provide approximately 1 acre (25% of the lot) as public green space with conditional overlay and/or restrictive covenant
access easements that guarantee all neighborhood residents access.

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