Framingham City Council Planning and Zoning Subcommittee Meeting - February 11, 2026

The subcommittee convened remotely at 5:00 PM on February 11, 2026, to reorganize, approve minutes, and discuss two major items: a request to move a water easement on Edmonds Road and an update on the Shoppers World master plan zoning proposal. The meeting also addressed a proposed ordinance to protect neighborhood integrity.

Consent Calendar

• The minutes of October 8, 2025, and December 17, 2025, were approved unanimously (all three councilors voting in favor).
• The subcommittee approved the rescindment of Order 2025-046 and acceptance of a new permanent water easement at 1061 and 1065 Edmonds Road, as recommended by the City Engineer. The vote was unanimous.

Public Comments & Testimony

• Sean Silk (public comment on Shoppers World presentation): Expressed concern about the placement of six-story apartment buildings near single-family homes on the outer edge of the site, suggesting they be moved closer to Route 9 or the interior. Mr. Silk asked about flexibility in the design.
• Councilor Stefanini (later in discussion of neighborhood ordinance): Urged the subcommittee to act quickly, noting a developer had identified 20 properties in the Miller Avenue area for potential similar developments and that one homeowner had already sold. He stated the urgency of freezing zoning through advertisement.

Discussion Items

1. Water Easement Relocation (Order 2026-006)

• City Engineer Eric Johnson presented a proposal to move an existing water main and easement from the middle of 1061 and 1065 Edmonds Road to the northern and eastern boundaries, making the properties buildable. He noted the DPW supports both this alignment and a previously authorized western alignment.
• The subcommittee approved the relocation as presented, with no further debate.

2. Shoppers World Master Plan Zoning Update

• Attorney Kathy Garrahan, developer Sam McCassum (Urban Edge), and Planning Director Sarke Sarkeesian presented a conceptual plan for a mixed-use overlay district. The plan includes four subdistricts (Kohl's parcel, AMC parcel, Massport parcel, and broader Shoppers World) with proposed densities, heights (up to 85 feet), and a comprehensive signage program drawing from historical Shoppers World elements.
• Parking ratio changes were proposed: from one space per 200 sq ft to one per 250 sq ft for retail, with shared parking for mixed uses. A real-world example from Ohio showed a drop from 5.0 to 3.75 spaces per 1,000 sq ft over a decade.
• Councilor Long (Chair) noted the signage is under the Planning Board's jurisdiction and offered to follow up. Councilor Atabiani and Councilor LeBrun Bruno expressed strong support for the redevelopment, citing the need for walkability, modern retail, and housing. Councilor Atabiani praised the concept but noted lease negotiations with existing tenants would be a challenge. Councilor LeBrun Bruno highlighted traffic circulation improvements needed (two-way access on Flutie Pass and simplified Route 9 entrance).
• Councilor Long suggested the proposal would likely be well-received and that the draft zoning should be finalized for public hearing.

3. Ordinance to Protect Neighborhood Integrity (Order 2026-013)

• Councilor Stefanini submitted a redraft aimed at restricting oversized homes in the General Residence district, with an initial floor area ratio (FAR) of 0.5 and a height limit of 35 feet.
• Councilor Atabiani opposed the broad approach, arguing it would punish all homeowners for one bad project (on Miller Avenue) and conflict with state law (M.G.L. 40A). He advocated for a tailored solution using FAR and lot coverage limits.
• Chair Long recommended a lower FAR of 0.25–0.35 (resulting in 2,200–2,600 sq ft homes on 8,000 sq ft lots) and adding a footnote preventing variances. She also wanted to keep the height at 40 feet for commercial consistency.
• Councilor LeBrun Bruno agreed with the spirit but warned against rushing, noting the Miller Avenue situation was unique and that the state ADU law already supersedes local rules.
• Councilor Stefanini urged moving quickly to freeze zoning via advertisement, as developers were actively soliciting homeowners. The subcommittee agreed to work on a revised version with specific FAR and lot coverage numbers and to have it reviewed by the city solicitor before advertising.

Key Outcomes

• Reorganization: Christine Long was elected Chair (unanimous). Janet LeBrun Bruno was elected Vice Chair (unanimous).
• Easement Relocation: Approved unanimously (Order 2026-006). The city will accept a new water easement and abandon the existing one.
• Minutes: Approved for October 8, 2025, and December 17, 2025.
• Neighborhood Ordinance: The subcommittee will prepare a revised draft focusing on dimensional regulations (FAR and lot coverage) and a footnote in the Table of Uses to prohibit variances. The revision will be brought back for advertisement and public hearing, with urgency emphasized by Councilor Stefanini.
• Shoppers World Master Plan: The presentation was received favorably. Staff will continue working on draft zoning language, and the subcommittee expects to schedule a public hearing.