Public Meetings - Framingham, Massachusetts

The Framingham City Council met in open session on October 20, 2026, following a closed executive session. The agenda and minutes were not provided with the transcript. The meeting included public hearings on supplemental appropriations, a youth council update, a fire department staffing study, an accessory dwelling unit discussion, and a proposed transfer of the Pearl Street Garage to the Framingham Economic Development Corporation (FEDC). Executive Session - The council voted unanimously to enter executive session for litigation strategy, citing the litigation exemption and matters involving Suffolk Construction Company versus the Division of Capital Asset Management and Edwards versus Framingham Public Schools. The session was expected to last about half an hour. Public Comments & Testimony - Mark Montague, identified as a District 8 resident, asked the council to act on a previously requested resolution opposing proposed "duplex by right" language in the legislature's economic development bill. He urged the zoning subcommittee to draft reasonable restrictions in advance of ballot question seven, saying guardrails are needed to prevent large buildings on small lots. - During the emergency communications center hearing, one speaker, identified as Mr. Bloomfield, made brief patriotic remarks unrelated to the appropriation. - A Zoom commenter during the fire department discussion said calls since 1986 have increased by 170 percent while staffing has decreased by 18 percent, and noted work on a SAFER grant and House Bill 6020 to seek financial help from state colleges with dormitories. Public Hearings - Trash/recycling supplemental budget: The finance subcommittee recommended a supplemental appropriation to continue trash and recycling pickup for certain condominium parcels through June 30, 2027. The public hearing was closed with no public testimony. After considerable discussion, the council approved the appropriation, added a request for an administration study and report on solid waste services for all residential property owners, and directed that all Framingham residents be allowed to purchase a permit for the drop-off center. The mayor cautioned that an immediate expansion of trash pickup to all residential properties could not be funded by this appropriation and needed a broader policy conversation. Councillors also noted that some subdivisions and over-55 communities have private trash collection through homeowners associations or zoning requirements. - Regional emergency communications center supplemental budget: The finance subcommittee recommended approval of Framingham's assessment of $101,895 for fiscal year 2027 for the Middlesex Emergency Communications Center. The public hearing was closed. City staff explained that the assessment is based on call volume and population, with Framingham paying the largest share at 65.15 percent among the three member communities. The funding would be found through updated local estimated receipts rather than added to the tax base, and no additional council funding was expected for fiscal year 2028. Local estimated receipts are up $720,000, but motor vehicle excise tax is down about $1 million. Presentation - Framingham Youth Council - Lillian Martin, a senior at Framingham High School and chair of the Framingham City Youth Council, gave the first of three planned updates. She said the youth council began meeting in April 2026 and has five subcommittees: environmental, public health and accessibility, third-party recreational spaces for youth, academics and education, and finance and budgeting. She highlighted the environmental subcommittee's work drafting a proclamation in support of a proposed ban on AI data centers. Councillors praised her presentation and thanked the youth council for its engagement. Mayor's Report - Massachusetts Lieutenant Governor Kim Driscoll visited Framingham and announced a $131,250 grant to Mass Bay Community College for training resources, internships, and workforce programs for certified nursing assistants and behavioral health technicians. - National Drug Take Back Day will be held Saturday, October 24, from 10 a.m. to 2 p.m. in the Memorial Building parking lot. - Early voting for the November 3 election continues through October 30. - Curbside leaf collection will run for five consecutive weeks, with the final week during Thanksgiving week; leaves must be placed at the curb by 7 a.m. on trash day. - Veterans Day events include a ceremony at 11 a.m. in the rotunda, a morning cemetery tour beginning at 7:45 a.m., and a luncheon at Nevins Hall with doors opening at 12:15 p.m. and lunch at 12:30 p.m. Registration is required, and the deadline is November 3. Fire Department Staffing and GIS Study - Chief Toucher and Andrew Rokes, president of Framingham Firefighters Local 1652, presented an independent GIS study commissioned by the union. The study analyzed 60,538 incidents and 93,945 responses from January 2019 through December 2023. - The study found that the department's specialty trucks are understaffed under NFPA 1710 standards, which generally require four firefighters per truck. It also found that Framingham's population density meets thresholds calling for five or six firefighters on apparatus in different areas. The chief said he agreed with the findings. - Current low-hazard fire coverage, measured as reaching 17 firefighters within eight minutes, was reported at 25 percent of the city; adding a fourth firefighter to each truck would raise it to 37 percent. Medium-hazard coverage, measured as reaching 26 firefighters within eight minutes, was reported at 1 percent and would rise to 16 percent with a fourth firefighter. - Local 1652 asked the council to work with the mayor and fire chief to raise minimum daily staffing from 30 to 33 firefighters, initially through overtime, and to develop a phased plan for the rest of the study. They also requested long-term planning for a sixth fire station in Western Framingham, possibly near the 990 area. - Several councillors expressed strong support for increased staffing, questioned phasing and station conditions, and discussed mutual aid limits. The presentation was referred to the finance subcommittee. Accessory Dwelling Unit Discussion - Building Commissioner Bray discussed enforcement of the city's accessory dwelling unit (ADU) rules. He said applicants can obtain permits either through the Framingham ADU ordinance, which requires a special permit, or by right under the state ADU law; he does not apply local special-permit conditions to applicants who use the state-law path. - Councillors discussed the conflict between the local ordinance and Chapter 150 of the Acts of 2024, the Affordable Homes Act, including whether the city can impose an ownership restriction. The building commissioner cited Georgetown's approach as a possible model. A resident, Gail Monaco, cited the severability clause in the zoning ordinance. Another property owner was allowed to speak after a roll call vote to waive the residency rule; he argued condominium ownership structures should not be blocked. - The matter was referred to the planning and zoning subcommittee to harmonize the city's ordinance with state law. Pearl Street Garage Transfer to the FEDC - The finance subcommittee had voted 5-0 to recommend conveying the Pearl Street Garage at 3 Pearl Street to the Framingham Economic Development Corporation. FEDC representatives said the legislature expressly exempted the FEDC from the competitive disposition requirements of M.G.L. Chapter 30B, Section 16, so the FEDC may negotiate directly with a developer. They said there is a non-binding memorandum of understanding with a local developer and that a late $3 million request had just been received and would be reviewed. - Councillor Long opposed the process as a procurement matter, saying the property should still go through a competitive disposition process. Councillor Ward and others said the appearance of the process concerned them. Councillor Stephanie and some other councillors strongly supported the transfer, with an amendment proposed to require any transferee to file a development application within 60 days; the city solicitor said the enabling legislation allows the mayor to place conditions on the transfer. - Councillor Bryant invoked a rule to table the matter, so no vote was taken. It was referred back to the finance subcommittee and is expected to return to the full council at the next meeting. Referrals and Committee Reports - A referral was made to the rules and ethics subcommittee to consider an ordinance prohibiting cryptocurrency automatic teller machines in Framingham. - A referral was made to the rules and ethics subcommittee to consider proposed changes to Chapter 9 of the city code relating to membership of the Council on Aging. - Committee meetings were announced for the planning and zoning subcommittee on November 9 and the environmental and sustainability subcommittee on October 28 at 8 p.m. Key Outcomes - Approved the supplemental appropriation for condominium trash and recycling pickup through June 30, 2027, with a study/report on broader residential solid waste service and a directive allowing all residents to buy drop-off center permits. - Approved the $101,895 fiscal year 2027 assessment for the Middlesex Emergency Communications Center. - Referred the Pearl Street Garage transfer and related process concerns to the finance subcommittee; no transfer vote was taken on October 20. - Referred the ADU enforcement and ordinance harmonization discussion to the planning and zoning subcommittee. - Referred the fire department staffing study and recommendations to the finance subcommittee. - Received the youth council update and scheduled further reports in February and May.

The Finance Subcommittee of the Framingham City Council met on October 20, 2026, to consider two agenda items: a proposed solar energy agreement and a budget appropriation for the Middlesex Regional Emergency Communications Center (MREC). The first item was withdrawn due to document inconsistencies, and the second was approved after public comment and discussion. Public Comments & Testimony - Peter Pleshaw, a lifelong Framingham resident, raised numerous concerns about the MREC budget. He questioned the grant duration, the current cost of Framingham's dispatch operations compared to the proposed budget, the fate of existing personnel, cost-sharing among communities, and the long-term taxpayer burden. He expressed general support for the project but urged cost control. Discussion Items - Order 2026-098 (Solar Agreement): The Mayor requested withdrawal of this item, citing that documents received recently were inconsistent with those provided the previous week. Councilor King motioned to withdraw, seconded by Councilor Stephanie. A roll call vote passed 4–1 (Councilor Malik dissenting). - Order 2026-100 (MREC Appropriation): The Mayor introduced the item, noting that Aaron Hastings, MREC Director, was present to answer questions. Following Mr. Pleshaw's public comments, Fire Chief Dutcher and Police Deputy Chief Riley addressed technical and operational questions about regional dispatch, grant funding, and employee transitions. Mr. Hastings then explained MREC's independent governance structure, stressing that the requested $101,000 appropriation (Framingham's share of a $156,400 assessment) would be funded from local receipts and not raise taxes. Councilors Cannon and King criticized Mr. Hastings for being unprepared at the previous meeting, for purchasing vehicles without clear business use, and for lacking a recruitment plan. Councilor King emphasized that Framingham's 60% financial contribution warrants ongoing scrutiny. Key Outcomes - Withdrawal of Order 2026-098: Approved 4–1 (Councilor Malik opposed). The item was tabled from October 15, 2026, and effectively dismissed. - Approval of Order 2026-100: Motion by Councilor Malik, seconded by Councilor Stephanie, carried 5–0 on a roll call vote. The appropriation for MREC's six-month budget (July 1, 2027 – January 1, 2028) was recommended for favorable action, acknowledging that the first three years of operations are fully grant-funded.

The Finance Subcommittee of the Framingham City Council met on October 15, 2026, in the Blumer Community Room with remote participation via Zoom. The subcommittee approved the September 22, 2026 draft minutes, acted on four referred orders, and held discussions on the FY2027 audit, water and sewer rate policy, and a proposed solar net-metering agreement. No agenda or minutes were available in the source material; this summary is based on the raw transcript. Consent Calendar - September 22, 2026 draft minutes: Motion by Councilor Cannon, second by Councilor Stefanini; approved 5-0. Public Comments & Testimony - Non-agenda public participation: no on-site or Zoom participants raised hands. - Evelyn, a condominium resident, thanked the committee for the trash-pickup extension but requested that condominium owners be included in future discussions and asked for a meeting with the administration. - Doug Stefan, 842 Edmonds Road, said private-street developments such as Bating Brook receive no city services despite paying substantial property taxes; he cited roughly $450,000 in property taxes paid so far this year and argued that if services are considered, they should be considered for everyone or not at all. Order 2026-098 – Solar Net-Metering Agreement (Tabled) - The CFO requested authorization for the mayor to enter into or approve an extension to a 25-year agreement with a solar developer for net metering credits. - Councilor Stefanini moved to table the item because no copy of the contract with the advisor or the developer was available. The motion to table carried. - The CFO said the developer had a deadline of October 20, 2026 and could take the 9.3 million kilowatt hours to another community if the city did not act. - Councilors raised concerns about the length of the contract, the fact that about 9 million kilowatt hours would cover roughly 90 percent of the city's load, the potential impact on future city-owned solar projects, whether the contract acted as a financial derivative affecting the bond rating, and whether local or Framingham-based solar providers were considered. - The CFO said the market was moving from 10 percent credits to the 7.5 percent range, and walking away carried the risk of losing about 2.5 percent in credit value. - The subcommittee scheduled a special meeting for 6:00 p.m. on October 20, 2026, for 15 minutes to consider the item if the documentation arrived in time. Order 2026-099 – Supplemental Trash/Recycling Appropriation (Approved 5-0) - The CFO presented a supplemental budget appropriation of $456,000 to pay for extending trash and recycling pickup at certain condominium parcels through June 30, 2027. - The CFO said this followed the mayor's August 18, 2026 commitment, and the delay was due to the current provider's internal transition and slow quote process. - Councilor Cannon asked where the money would come from; the CFO said it would come from increased local estimated receipts, not the tax levy, and would be presented during the tax rate setting process. - Councilor Cannon requested a written update showing how the revised local receipts estimate was calculated. - The subcommittee voted 5-0 to approve the supplemental appropriation. Order 2026-100 – MREC Supplemental Assessment (Tabled 4-1) - The subcommittee considered a supplemental appropriation for the Middlesex Regional Emergency Communications Center (MREC) for July 1, 2026 through June 30, 2027. - Aaron Hastings, MREC executive director, said the state 911 grant came in lower than expected, leaving a $156,000 differential for services and positions not covered by the grant. Framingham's share was about 61 percent, based on population and call volume. - Hastings said the total budget was $5,702,520, but the budget had to be adjusted after the grant award. He said final grant paperwork arrived only that day, which was why an updated budget was not in the backup materials. - Hastings said the center expected to open in July 2027, with the building finished in late December or early January, and that MREC would need to hire and train 27 dispatchers. - Councilors asked about Framingham dispatcher transition and seniority. Hastings said Framingham applicants would need to apply but seniority would be backdated to before new hires. - Several councilors strongly criticized the lack of proactive outreach after Marlborough voted to join a regional dispatch center in Holbrook. The chief who spoke said early outreach to Marlborough had occurred, but Marlborough was not interested unless the building was in their community. - Councilors also criticized the lack of an updated budget and questioned whether the vacant assistant director position should be filled before the center opened. - The motion to table the MREC appropriation carried 4-1. Order 2026-101 – Pearl Street Garage Conveyance to FEDC (Recommended 5-0) - The Framingham Economic Development Corporation (FEDC) presented a plan to transfer the Pearl Street Garage at 3 Pearl Street to the FEDC and then sell it to developer Charles Zamuto. - FEDC representatives said the garage was assessed at $2.5 million, needed about $1.3 million in repairs, and was under agreement to be sold for $1.2 million. The FEDC would take back a promissory note for $700,000 at 6 percent interest, with a 10-year amortization and 5-year adjustable rate. - They projected nearly $1 million in additional tax revenue within three years from redevelopment in the Pearl Street area, and about $75,000 in additional taxes from the garage itself. - The plan included 271 additional parking spaces, which would support new development nearby. Existing Verizon contracts at the garage would remain in place through their expiration, and the developer agreed to provide winter and overflow parking access. - Councilor King said an appraisal had come in around $600,000, so receiving $1.2 million was impressive. Councilor Stefanini called the project a catalyst and thanked the mayor and FEDC for advancing it. - Councilor Malik asked about revenue from existing contracts; FEDC confirmed the revenue would go to the new owner, who would honor existing contracts. - The subcommittee voted 5-0 to recommend favorable action. A Phase I 21E environmental review was also mentioned as a precaution. FY2027 Audit Planning Discussion - The CFO said the city had agreed to engage CLA for a three-year audit and that preliminary discussions were underway. CLA was expected to attend the October 27, 2026 meeting to discuss audit planning. - The CFO said the audit would likely begin in January or February 2027, with work continuing on reconciliations, account cleanup, and free cash certification. - Councilor Stefanini asked the audit to focus on grant compliance, financial policies, and dormant special revenue accounts, while preserving the original purpose of funds. The CFO said grant agreements were being reviewed and that special revenue balances would be handled carefully; the cleanup could take more than one fiscal year. - Councilor Stefanini also asked for a future finance subcommittee review of special revenue account activities and balances, and reminded members to email if they wanted to serve on an audit subcommittee. Water and Sewer Rate Policy Discussion - The mayor said a Zoom meeting had been held the previous day with Eagle Rock representatives and Mr. McDowell, and that the city would review its water and sewer rate and billing structure. He noted the city had not had a rate hearing in almost two years and planned to schedule a new one. - Councilor Stefanini cited state law governing just and equitable annual charges and a 2002 special act related to senior discounts. He asked the administration to consider expanding senior programs as part of the rate review. - Another councilor said the spreadsheet of condominium water and sewer services looked inconsistent and asked for more consistency. - The subcommittee agreed to keep the item on a future agenda for an update. Member Prerogatives and Scheduling - Councilor Malik said she was compiling a proposal on translation services for a future meeting. - Councilor Cannon suggested looking into unclaimed state funds and a possible school bus excise tax refund dating from prior years. - The subcommittee agreed to place CyFock on the December 8, 2026 finance subcommittee agenda. Key Outcomes - September 22, 2026 draft minutes approved 5-0. - Order 2026-098 (solar net metering) tabled; special finance subcommittee meeting scheduled for October 20, 2026 at 6:00 p.m., with the CFO expected to provide a clean agreement, solar developer/consultant contracts, and analysis before that meeting. - Order 2026-099 (trash/recycling supplemental appropriation) approved 5-0. - Order 2026-100 (MREC supplemental assessment) tabled 4-1; revised budget and more proactive oversight were requested, and filling the assistant director vacancy was questioned. - Order 2026-101 (Pearl Street Garage conveyance to FEDC) recommended for approval 5-0. - Audit planning will continue with CLA, which is scheduled to appear on October 27, 2026. - Water and sewer rates will be reviewed, with a future public hearing and a future subcommittee update. - The meeting adjourned 3-0.

The Framingham Planning Board met remotely at 7 p.m. on October 15, 2026, chaired by Ted Cosgrove. The board approved the October 1 minutes, endorsed a lot split at 187 Mill Street as approval not required, and continued the VTT Framingham Renaissance LLC hearing to November 5, 2026. New associate member Selima Adele was not online and had not yet been sworn in; no members of the public participated online. Consent Calendar - Minutes of October 1, 2026, were approved unanimously by the members present: Elsiana Zakar, Mitch Matarin, Matt Cunio, and Chair Cosgrove. Discussion Items - 187 Mill Street – AR (Camilla DeSilva, applicant): DeSilva requested approval to split a lot, stating that Conestone Engineering had measured the lot and found sufficient frontage and square footage for the applicable zoning. She explained that the split would require partial removal of an existing two-car garage—about half of the garage—to become compliant, and that the remaining dimensions conform to setbacks and frontage. Board members asked no questions and called the application straightforward. - PBO326 – 101 to 105 and 121 Concord Street, and 054 60, 80 and 86 Kendall Street (VTT Framingham Renaissance LLC): Chair Cosgrove read a letter from Joseph R. Dequette requesting a further continuance without testimony from the October 15, 2026 continued hearing until November 5, 2026, so VTT could update its materials as discussed with the board. The board voted to continue the matter to November 5, 2026, at 7 p.m. Key Outcomes - Motion to endorse the 187 Mill Street lot split as an approval not required under the Subdivision Control Law passed unanimously (4 yes). - PBO326 was continued to November 5, 2026, at 7 p.m. by unanimous vote. - After the continuance, the board adjourned; Chair Cosgrove remarked it was likely the fastest planning board meeting on record.

The Framingham City Council met on October 6, 2026, to address a full agenda including appointment of the Director of Public Works, reappointment of Keefe Tech School Committee members, adoption of a policy for affordable rent adjustments, reauthorization of the Opioid Stabilization Fund, and a presentation on the Callahan Center senior needs assessment. The meeting also included a public comment period, a proclamation, and updates from the mayor and city clerk. Consent Calendar - Minutes of September 15, 2026: Approved 9-0. - Proclamation: Recognized the 325th anniversary of First Parish Church in Framingham. - Appointments (items 4, 5, 7, 8, 9): Approved 10-0 for various boards and commissions. Public Comments & Testimony - Sarah McKinnon (District 7 resident): Expressed concern about anti-abortion protesters at the Framingham Farmer's Market and Framingham Fest, stating they displayed graphic images and accosted attendees, causing emotional harm to children and families. She urged the city to relocate the protesters from the center of the common and directly challenge those causing harm. She also criticized what she perceived as silence from city leaders on the issue, equating silence with complicity. Discussion Items - Appointment of Director of Public Works (Eric Johnson): Mayor presented Eric Johnson, a long-time city engineer, as permanent DPW director. Councilors praised his experience, institutional knowledge, and leadership. The appointment was approved unanimously (10-0). - Keefe Tech School Committee Appointments: Candidates Maria Martinez, Mahmoud, and Bill Phillips introduced themselves. Councilors expressed strong support for Keefe Tech but raised significant concerns about the financial impact of a potential school rebuilding project (estimated $400–500 million), noting Framingham bears 75% of costs with limited control. Councilor King stressed the need for fiscal scrutiny and a clear financing plan. After debate, the appointments were approved 10-0. - City Clerk Midterm Election Update: City Clerk Lisa Ferguson presented details on the upcoming election, including ballot questions, voting options (mail, early in-person, absentee), drop box security, and the accessibility of the “red book” voter guide. She emphasized the importance of using official drop boxes for return of mail-in ballots. - Callahan Center Senior Needs Assessment (UMass Boston): Dr. Sue Berger presented findings from a survey of residents 55+. Key findings: 65% of seniors do not know whom to contact for help accessing social services; top concerns are property taxes/cost of living, home maintenance, and limited housing options; caregiving is prevalent and challenging. Recommendations included expanding outreach, tax relief, home repair programs, multilingual services, and developing a strategic plan. - Wayland DPW Project (Tree Clearing): Councilor Feeney requested information on a project by the Town of Wayland to install a parallel water transmission line along the Holman Aqueduct in Framingham, which involves clearing 47 trees. Conservation Agent Rebecca Novak explained the project is permitted and necessary due to PFAS contamination in Wayland’s wells. The city has no jurisdiction over most of the trees, but Wayland offered mitigation. - Affordable Rent Adjustment Policy: The council discussed who has authority to approve annual rent adjustments for affordable housing units under existing agreements. Financial Analyst Anthony presented findings that the practice historically fell to the council, but recommended a streamlined process through the administration. After debate, the council voted 9-2 to adopt the recommendation that the Director of Planning and Community Development and the Mayor review and approve such adjustments, with an informational report to the council. Key Outcomes - Director of Public Works Appointment: Approved unanimously (10-0). - Keefe Tech School Committee Appointments: Approved unanimously (10-0). - Affordable Rent Adjustment Policy: Approved 9-2 (Bryant and Long opposed) to transfer approval authority to the administration with council oversight via informational reports. - Opioid Stabilization Fund Reauthorization: Approved unanimously (10-0) to extend the fund for continued receipt and expenditure of opioid settlement funds. - Licensing Approvals: Granted junk dealer license for Holland Road Show (October 20–24) and hawker/peddler license for Springer's Wholesale Flowers (November 16–December 22), both unanimously. - Referrals: Several items referred to the Finance Subcommittee, including a solar agreement, expanded recycling pickup, emergency communication center budget, and the Pearl Street Garage development plan.

The Planning and Zoning Subcommittee of the Framingham City Council met virtually on October 5, 2026, at 6:00 PM to continue discussion of a proposed rezoning and development on approximately 30 acres of the Edmonds Road site (Jane Co. project). Councilor Long chaired the meeting. Councilors Leon Bruno and Phil Ottaviani were present. Councilors Cannon, Feeney, and Malik also attended. The meeting included a presentation by Attorney Jeff Roloff on revised zoning provisions, public comment, and discussion of next steps. Disclosure of Conflicts of Interest - Councilor Ottaviani read into the record a disclosure filed on February 18, 2026, regarding a potential appearance of conflict due to his wife’s former ownership of a liquor store and his successful bid at a 2010 foreclosure auction for the property in question. He stated he can perform duties objectively. - Councilor Bruno noted he also filed a disclosure stating no financial relationship with the applicant. - Councilor Long stated she has no conflict, holds a real estate license but is not practicing, and works for a housing authority. Public Comments & Testimony - Steve Krueger (Nobscot resident): Requested the subcommittee add a future agenda item to present results of a survey of over 3,200 homes in Nobscot regarding community goals and values toward the proposed development. He cited the 2020 Master Land Use Plan goal of development conforming to community goals. - Herb Chasen: Opposed any rezoning. Argued the current zoning allows one house per acre; the proposal would allow 12 units per acre (about 380 units on 32 acres). Claimed height limits increased to 60 feet with a waiver, senior housing requirement was deleted, and approval language changed from “shall not approve unless” to “shall approve.” Stated residents have repeatedly said no (2016, 2022, 2023, 2024). - Carol McGarry (200 Edmonds Road): Opposed rezoning. Noted no explicit preservation of existing woodlands, the plan appeared too dense, and public feedback has been uniformly negative. - John Master Batista: Urged community-driven planning rather than developer- or state-driven. Emphasized protecting property values and quality of life for all neighborhoods, not just Nobscot. Expressed skepticism about Ballot Question 7 passing and its impact. - Steven Cucinata (property owner representative): Thanked the subcommittee for reviewing draft language and said they have listened to the community and modified the plan, believing they are in a good place. Discussion Items - Attorney Jeff Roloff (for Jane Co.) presented revised zoning provisions for an overlay district (NVRD) on the Edmonds Road site: - Density reduced from 15 to 12 units per acre (concept plan now 324 units, down from 357). - Setbacks expanded: for 1-3 family dwellings, 40 feet from Edmonds/Edgel, 50 feet from single-family lots, 100 feet from existing single-family dwellings; for 4-6 unit buildings, 100 feet from roadways and single-family lots; larger buildings at least 100 feet from roads, 150 feet from westerly boundary (behind Livoli properties). - Maximum building height: 2.5 stories/35 feet for 1-3 family (less than current R4); flexibility for multifamily to accommodate parking under building, subject to special permit. - Landscape buffers expanded: 50-foot vegetated buffer along westerly boundary, no active lawns within buffer; sidewalk extensions can meander into site to preserve scenic roadway. - Open space minimum increased from 50% to 60% of special permit area; concept currently shows 65%. - Parking minimums reduced. - Inclusionary housing: retains Framingham’s 13% affordable requirement, but proposes flexibility for off-site or payment-in-lieu (later debated). - Requires special permit and site plan approval, with community outreach, tech review, and pre-application conference before formal hearing. - Applicant willing to enter a development agreement covering off-site improvements (park upgrades, trails, sidewalk extensions, consultant fees for city council). - Councilor Long expressed strong opposition to payment-in-lieu or off-site affordable housing, citing past failures (e.g., Millwood). She insisted affordable units must be built on site. She also noted the two-year tolling period from previous rejection and suggested the city council should be the special permit granting authority for large developments. - Councilor Ottaviani agreed payment-in-lieu does not work but was open to off-site units if actual units are built. He asked about state bills like “In God’s Backyard” (50 units per acre on 4-acre parcels with 25% affordable) and expressed desire to be proactive rather than reactive. - Councilor Bruno emphasized concern for abutters who face the greatest impact (property values, quality of life). He noted the difficulty of balancing state pressure for housing with neighborhood opposition. He questioned whether neighbors could ever accept the project. - Councilor Long further noted the state is removing local control (variances now based on “least detrimental” standard, proposals to eliminate single-family districts). She argued that planning now with a willing developer is better than waiting for state mandates (e.g., Ballot Question 7) that would allow up to 8 units per acre on 5,000 sq ft lots with no open space or buffer protections. - Attorney Roloff responded that the proposal complements the Nobscot Village Center, has been identified in city planning reports for higher-density residential, and provides significant public benefits (open space, buffers, trail connections, park improvements). He argued that an as-of-right subdivision under Question 7 would yield less open space and fewer protections. Key Outcomes - The subcommittee did not take a vote on the zoning provisions. The meeting was informational and discussion-only. - Councilor Long announced she will schedule another meeting in two weeks (approximately October 19, 2026) to allow Mr. Krueger and his group to present their community survey results. - Councilor Long indicated she will work with Attorney Roloff to further revise the zoning provisions, including increasing setbacks (particularly near the Varley property) and removing the off-site affordable housing option. - The meeting was adjourned by motion of Councilor Ottaviani, seconded by Councilor Bruno, with all in favor.

The Framingham Planning Board met in hybrid session on October 1, 2026. The board approved prior meeting minutes, endorsed an Approval Not Required (ANR) plan for Curve Street, continued a Concord Street hearing, held a lengthy discussion of the proposed Shoppers World signage overhaul, and received updates on city zoning and accessory dwelling unit (ADU) compliance issues. Consent Calendar - The board unanimously approved the September 17, 2026 planning board meeting minutes by voice vote. Approval Not Required – 25, 29, and 29R Curve Street - Brian Nelson of Metro West Engineering presented the ANR plan for three lots on Curve Street: 25 Curve Street (Colodis barbershop), 29F Curve Street (house and barbershop parking), and 29R Curve Street (residence). He explained that the proposal would reconfigure lot lines so the barbershop parking lot is on the same lot as the barbershop; lot 3 would not change. A 14-foot-wide way provides access to the rear houses. - Nelson noted the project received a ZBA decision dated April 8, 2026, after a March 2026 ZBA hearing. - Board members asked clarifying questions about existing versus proposed plans. They found the plan straightforward and moved to endorse the ANR under the Subdivision Control Law; the motion passed unanimously. Continuance – 101-105 Concord Street - The applicant requested a continuance to October 15, 2026. The board voted by voice vote to continue the matter to that date. Shoppers World Signage Discussion - Joe Duquette of Bowditch, representing Urban Edge/Shoppers World LLC, and Sama Kasim of Urban Edge presented with David Chapman of Gable, the graphic design consultant. The applicant proposes to modify the signage program governed by the 1994 and 2016 planning board approvals. - The proposal would increase freestanding signs from four to fourteen and add five wall/directional directory signs. It also seeks revised guidelines that would allow the city sign officer to administratively approve compliant signs, while the planning board would retain jurisdiction over deviations, noncompliant signs, and substantive modifications. - The applicant described a coordinated family of signs: a large BB1 monument sign (approximately 24 feet tall and 40 feet wide) as a new main identity statement, ground-mounted identity signs, tenant identity pylons, vehicular directional signs, and wall directories. They said the design includes a faux neon arrow as a nod to the historic Shoppers World sign. The campus is 140 acres with more than 750,000 square feet of retail and about 8 million annual visits; Chick-fil-A was cited as the largest single traffic driver. - Board members generally supported the idea of refreshing and unifying Shoppers World signage and improving wayfinding, but raised several concerns: - A board member described the project as a chance for campus-wide master planning and proposed a bus site visit with physical stakes showing proposed sign locations. He argued the main entrance and prominent sign should be on Route 9, and raised concerns about the Flutie Pass one-way intersection, nighttime wayfinding, and Route 9 frontage properties not controlled by Urban Edge. - A board member noted that the Planning Board is the special permit granting authority for Shoppers World, allowing it to require a master-planned approach rather than case-by-case sign review. - Another board member questioned the placement of the BB1 sign on Burr Street/Constitution Road, said two proposed signs near Chick-fil-A appeared redundant, and worried a proposed identity sign opposite Flutie Pass could encourage wrong-way turns into a one-way exit. - A board member emphasized that the proposal must be analyzed against Framingham's sign bylaw, including height limits and waiver requests; the BB1 sign as proposed would be the largest in Framingham. He also asked the applicant to explain whether the prior approach of promoting Shoppers World as a destination without extensive tenant signage had failed, and requested an existing-to-proposed sign square footage matrix. - Another board member was puzzled by the BB1 location, disliked the large neon arrow, preferred a major Route 9 identity sign, asked about consolidating directional signs, and raised light pollution and lighting control concerns. One board member cited traffic volumes of about 40,000 vehicles per day on Route 9 and 27,000-30,000 on Route 30 to support a Route 9 landmark sign. - A board member supported smaller tenant identity signs as useful for a campus of this size, but cautioned against visual clutter and called for a clear square-footage comparison. The applicant said tenant panels would be designed to be uniform, with lease obligations for some large tenants as a potential exception. - Applicant representatives responded that the BB1 sign was intended as an arrival statement to funnel regional visitors arriving from the Mass Pike, not to encourage an illegal turn; it could be resized. They defended the number of directional signs as necessary trail blazing for safe navigation. They said lighting can be controlled by timers and dimming, and some wayfinding signs would be reflective rather than illuminated. Zoning and ADU Updates - The board discussed upcoming city council and Planning and Zoning subcommittee work on a Waverly Street overlay district and possible CB district height changes. Board members agreed to attend the P&Z subcommittee Zoom meeting at 6 p.m. the following Monday to listen and compare proposals, while waiting for formal council direction before making a recommendation. One member cautioned about keeping any CB district changes consistent with state law. - Board members reported that only two ADUs had been built under Framingham's local ADU bylaw, while more than 22 ADUs have been pursued under the newer state law. The city's housing stock is at 10.5 percent affordable, and ADUs count against that denominator. Board members expressed concern about owners attempting to condominiumize or separately sell ADUs to circumvent the two-family special permit requirement, and supported maintaining common-ownership requirements. One councillor is considering a home rule petition on how these ADUs affect the affordability count. - The board also noted that a major modification or new application for Fountain Street is expected around November 2026, with prior mitigation conditions remaining in place. Key Outcomes - Approved the September 17, 2026 meeting minutes. - Endorsed the ANR plan for 25, 29, and 29R Curve Street. - Continued 101-105 Concord Street to October 15, 2026. - Continued the Shoppers World signage discussion to November 5, 2026. The applicant will prepare an existing-vs-proposed sign square footage matrix, provide contextual renderings, and stake proposed sign locations. The board plans to hold a site visit/tour before the holidays. - Board members agreed to attend the upcoming P&Z subcommittee meeting on the Waverly Street/CB district proposals. - The board will continue monitoring ADU compliance, separate ownership/condominium conversions, and state zoning law compliance.

The City Council met on the fifth Tuesday of the month, allowing the Mayor to set the agenda. The meeting included traffic commission approvals, appointment referrals, updates on major capital projects (community center, pool, dispatch center, Saxonville intersection, Pearl Street Garage), economic development and zoning presentations, an ADA self-evaluation update, a cybersecurity and AI overview, and DEI initiatives. A public comment was heard on housing and accessory dwelling units (ADUs). Consent Calendar - Minutes of September 3, 2026: Approved unanimously by voice vote with all 11 councilors voting yes. Public Comments & Testimony - Ms. Craighead (public): Expressed support for increased housing, arguing against fears about condos and emphasizing the need to work with neighbors and the state on infrastructure. She noted her background as a real estate attorney and experience in Denver. Discussion Items - Traffic Commission Recommendations: - All-way Stop at Grant and Howard Streets: Director Matthew Hayes explained the state program evaluated eight Framingham intersections; this one met crash warrants. A crosswalk will also be installed. Councilors discussed enforcement and safety. Councilor Alexander moved to hold off on the stop sign and first implement pavement markings and parking adjustments. The motion passed 6-5. - Left Turn Only Lane on Concord Street at Beacon Street: Hayes described a safety correction where a left-turn lane was installed without a merge lane. Councilor Cannon criticized the process for lack of public notice. The recommendation was approved 9-2. - Appointments and Referrals: - Keefe Tech School Committee (Item 5): Councilor Cannon requested that candidates appear before the council. Mayor stated he met with them and they are aware of financial impacts. Council voted to refer to the appointment subcommittee and have candidates attend the appointment meeting. - DPW Director (Item 10): Mayor announced Eric Johnson (21-year city employee, former city engineer) as nominee. Discussion about compensation and resume; council referred to appointment subcommittee. - Other appointments: Items 3,4,7,8,9 referred to appointment subcommittee. - Mayor's Updates: - Community Pool Blue Ribbon Committee: Committee formation underway; four groups still need to submit members. Mayor noted a pool could cost over $20–25 million and that he does not favor a bond at this time. - Community Center Project (188 Concord Street): Grants Manager Megan Todd reported $12 million in ARPA funds spent on purchase, demolition, asbestos abatement, and design. A $3.15 million federal grant is being obligated for accessibility. Project is on hiatus; no taxpayer money used. Councilors discussed feasibility, sunk costs, and potential sale. Mayor stated he will seek grants and private partnerships before asking for city funds. - Saxonville Intersection (Danforth & Concord): Design is 85% complete; land swap with owner of Saxonville Mills (for the pump station) is being negotiated, expected before council in a month. Public hearing anticipated early 2027. - Pearl Street Garage: Transfer to Economic Development Corporation (EDC) moving forward; title research underway. EDC will seek developers to generate new tax revenue. - 188 Concord Street (Dispatch Center): Renovations ongoing; Board of Health to move in by end of 2026. State 911 Commission has committed additional funding ($1.5 million) to help open the regional dispatch by July 1, 2027. Questions about staffing and transition plan. - Capital and Operating Budget: CFO Brian (first name not stated) outlined capital planning focused on executability and a five-year plan. Operating budget instructions issued; first-quarter review and preliminary FY28 projections to be presented by March deadline. Goal to eliminate $10 million in free cash from budget. - Economic Development and Zoning Updates (Director Sarkeesian): - Numerous projects: 63-75 Fountain St (275 units, now with restaurant), 180 Franklin St (demolition started, $20M townhouse rentals), 73-179 Union Ave (46 units, construction started), 1060 Grove St (Agrihood – over half of units sold, affordable housing component). - Ciabra project: new plan to demolish and rebuild a grocery store with 40 affordable units ($20M project). - Accessory Dwelling Units (ADUs): 22 units approved under state law vs. 2 under city bylaw. Councilors expressed concern about condominization and impact on 40B count. - Waverly Street Corridor: proposed overlay to allow 3-4 story mixed-use at neighborhood scale. - Golden Triangle/TJX: company acquired parcels; planning a corporate headquarters district to allow expansion. - ADA Self-Evaluation and Transition Plan: Megan Todd and David Cray presented. $220,000 grant from Mass Office on Disability funded a comprehensive survey of all municipal buildings, sidewalks, and policies. Full report to come; will guide capital planning for accessibility improvements. - Cybersecurity and AI Preparedness: Director Carly Mallow and Justin Navarro outlined layered security (training, endpoint detection, intrusion prevention) and a new AI policy. A technology steering committee has been formed to evaluate software requests. Councilor Feeney and Cannon stressed public transparency and proper guardrails. - DEI Initiatives: Jesse Edwards reported on department equity plans, supplier diversity initiative, Hispanic Heritage Month honors, and Lunch and Learn workshops. Councilor Feeney noted lack of focus on persons with disabilities in the presentation. - ICE Activity at Pearl Street Garage: Councilor Atabiani and Stefanini raised concerns about ICE using city property; Mayor said symbolic order may not be enforceable. Councilor Atabiani urged council action. Key Outcomes - All-way stop at Grant & Howard: Motion to defer and implement markings first passed 6-5. No final action on stop sign yet. - Left turn lane on Concord Street: Approved 9-2. - Appointments referred to subcommittee: Items 3,4,5,7,8,9,10. Candidates for Keefe Tech and DPW director will attend appointment meeting. - Meeting adjourned at approximately 10:45 PM after vote to continue past 10 PM.

The Planning and Zoning Subcommittee met on September 28, 2026, to discuss the reduction of the Central Business (CB) district, a proposed Waverly Street overlay district, the upcoming Edmonds Road zoning presentation, and ballot Question 7. Councilor Adibiani recused himself from the Waverly Street discussion due to property ownership. The subcommittee approved minutes from June 4 and June 10. Consent Calendar - Approved the minutes of June 4 and June 10, 2026, without objection. Public Comments & Testimony - Gail (unmuted) commented that cities and towns can put restrictions on ADUs, and Framingham already has such restrictions, but enforcement is key. Discussion Items - CB District Reduction: Councilor Adibiani presented an updated map to reduce the CB district, noting the district currently allows about 7,000 units, while the MBTA zoning requires roughly 3,600–3,800 units. He warned that reductions must stay above the required minimum. The item was brought back for reconsideration after being dropped due to MBTA zoning. - Waverly Street Overlay District: Councilor Adibiani introduced a draft zoning amendment to create an overlay district along Waverly Street from the Natick line to the Ashland line. The overlay would limit building heights to 40 feet (commercial) and 35 feet (residential) while increasing floor area ratio (FAR) to 1.7 to allow denser development. It would permit mixed-use, multifamily, and some commercial uses by right; prohibit junkyards, auto dealers, and gasoline stations; and aim to revitalize the corridor. Councilor Bryant commented that height is a key issue in her district. Councilor Lee and Bruno noted the corridor needs improvement but supported the start. - Edmonds Road Update: Councilor Adibiani reminded that next Monday (October 5, 2026) at 6 p.m. virtual, J.Co and attorney Jeff Roloff will present revised zoning for Edmonds Road. - Ballot Question 7 Discussion: Councilor Adibiani expressed strong opposition to Question 7, stating it would eliminate local control and reduce all development to site plan review, allowing up to 4 units per 5,000 sq ft lot. Councilor Long noted that Question 7 would effectively end local zoning, and that other state bills (e.g., 'in God's backyard') allow up to 50 units per acre on church-owned land if 25% are affordable. Councilor Bryant argued the state is ignoring local input and that housing must be thoughtfully planned, not forced. Councilor Lee and Bruno emphasized the state's housing push and the need for proactive planning. Councilor Adibiani warned of further state action if Question 7 fails. - ADU Enforcement: There was discussion about whether ADUs can be condominiumized and sold separately. Councilor Adibiani disclosed his property interests on Waverly Street (three parcels) and recused himself during the Waverly Street overlay discussion. He later returned. Key Outcomes - The subcommittee heard updates on the CB district reduction and Waverly Street overlay; no votes were taken on these items. - Councilor Adibiani recused himself from the Waverly Street discussion due to a conflict of interest (family owns three parcels on Waverly Street). - The subcommittee will meet next Monday for the Edmonds Road presentation. - Councilors expressed unanimous opposition to ballot Question 7, urging a 'no' vote. - The meeting was adjourned by motion.