Framingham City Council Meeting - April 7, 2026

The Framingham City Council held its regular meeting on April 7, 2026, at 7:00 PM. The meeting included a public hearing on the Clarks Hill zoning proposal (continued to May 19), the presentation of the FY25 audit, a discussion with Keefe Tech administration regarding an MSBA project, and several subcommittee reports and referrals. Key votes included approval of the audit and a motion to take no further action on a special municipal employee ordinance. No final decisions were made on the Clarks Hill rezoning or Keefe Tech project.

Public Comments & Testimony

• Mr. Bloomfield (public participant) spoke about the city budget, asking for status of the stabilization fund, early insight into FY27 water/sewer rate increases, and proposed shifting GIC health insurance premiums from a 75/25 to a 50/50 split between city and employees, stating this could free up $2.5–3 million for other uses. He urged the council to hold off on capital projects and address the tax levy, saying living in Framingham is becoming unaffordable.

Public Hearing: Clarks Hill Zoning Proposal (Continued)

• Catherine Garrahan (attorney for owner Mount Olympus LLC) updated the council on the proposed rezoning of 13.08 acres at 1 Clarks Hill to a Planned Reuse District (PRD). She noted the planning board submitted a report with recommendations on March 25, 2026, and that a vote is now permissible under M.G.L. c. 40A §5. The owner seeks at least 220 units to support professional on-site management, requiring roughly 17 units per acre after a possible 0.5-acre lot exclusion. The owner cannot unilaterally bring Clarks Hill Lane to current standards but will work cooperatively.
• Councilor Long expressed support for 20 units per acre, citing high construction costs ($350–550/sq ft) and state housing needs. She stated that under recent zoning changes for multi-family housing, the vote requires only a simple majority, not a two-thirds supermajority. Several councilors questioned this, and the city solicitor was not present to clarify; the council chair indicated he would rule it a two-thirds vote absent confirmation.
• Mitch Matorum (Planning Board Vice Chair) presented the board's recommendations, which favored lower density on the manufacturing lot (visible from the street) and recommended the Planning Board be the special permit granting authority for site plan review. The board also suggested a third category in dimensional regulations for council-approved PRD uses. They emphasized balancing financial feasibility with respect for the existing single-family and duplex neighborhood.
• Bios Theodorakos (owner) argued that 220 units are necessary for institutional-quality management. He described the surrounding area as largely industrial, with auto-body shops and warehouses, and stated that his proposed buildings (with residential-style clapboard and shutters) would improve the neighborhood. He noted the office building conversion (90,000 sq ft) would be done first despite being the riskiest and most costly part.
• Council debate included discussion of the MOU (memorandum of understanding) as a separate component that must be finalized before the zoning vote. Councilor Ward and others wanted to include specifics on setbacks, height, road improvements, and the front lot green space.
• Public testimony:
  • Mary Ann Hanley (55 Lawrence St.) asked for more details in the MOU and requested a limited site plan to visualize building envelopes and topography. She expressed traffic concerns at Denison Crossing.
  • Jason Hogue (Clarks Hill Circle HOA) clarified street names and said residents value the tree canopy. He emphasized that Clarks Hill Lane must be addressed in the MOU, as a prior developer promised paving but did not follow through. He was open to different densities if the road-facing side remained less dense.
  • Michelle Kessel (Clarks Hill Lane) cited traffic safety at the Bishop Street intersection and requested a traffic survey if density reaches 20 units per acre.
• Outcome: The council voted 9-0 to continue the public hearing to May 19, 2026, to allow time for the subcommittee to refine the MOU and for the owner to meet with DPW on road standards.

Report of the Mayor

• Mayor announced several upcoming meetings: April 9 – DPW neighborhood meeting on Walnut/Warren sewer/water project; April 8 – virtual kickoff for elementary school building project (Zoom link on district website); April 16 – community meeting on the new Framingham Regional Justice Center (Nevins Hall, $174 million project, completion expected 2029).
• Street sweeping ongoing; curbside leaf collection this week and next.
• Boston Marathon (130th running) on April 20; Route 135 closure at 7:45 AM.
• Update on CSX rail yard smell complaints: Director of Public Health has reached out to CSX and the federal Surface Transportation Board; a meeting rescheduled to end of April.

Presentation of FY25 Audit

• Matthew Hunt (CliftonLarsonAllen) presented the FY25 audit. Key points:
  • Unmodified (clean) opinion on financial statements.
  • Government-wide: total liabilities $66M; net position deficit of $121M (due to unfunded pension/OPEB).
  • General fund: total fund balance $75M; unassigned $58M (15.2% of expenses, considered healthy); positive net change of $7.5M (revenues $4.5M over budget, expenses $12.5M under budget, with some carried forward).
  • Enterprise funds (water/sewer): net position $139M positive, $22M unrestricted; $12.5M positive change.
  • Pension trust fund: net position $494M, funded ratio 85% (up from 82% prior year).
  • OPEB trust fund: net position $11M, funded ratio 3.7%.
  • Total outstanding debt: $316M ($36M added in FY25, $21M governmental, $15M utility).
  • OPEB liability: $295M (increase from $267M due to experience differences).
  • Pension liability: $80M (decrease from $92M due to investment gains).
• Management letter comments:
  • COVID-19 FEMA fund ended with a $1.1M deficit to be raised in FY27 tax rate.
  • ARPA funds must be spent by Dec. 31, 2026.
  • IT penetration and vulnerability scans (internal and external) and a third-party risk assessment were not performed in FY25; the mayor said FY26 will include yearly tests.
  • Recommendation to formalize written policies for budget and tax rate calculations after a FY26 tax rate calculation issue.
  • Upcoming GASB 103 and 104 standards require implementation.
• Auditor performed additional procedures requested by councilors: salary comparison (sample of 40 employees, no significant issues) and debt management comparison with top 20 MA municipalities – Framingham ranked 11th in debt service as % of budget (4.2%) and 14th in debt per capita.
• Motion to accept the FY25 audit passed unanimously (10-0).

Discussion with Keefe Tech Administration on MSBA Project

• John Evans (Superintendent, Keefe Tech) reported enrollment of 903 students (673 from Framingham) as of Oct. 1, 2025. Applications for next year from Framingham: 400+; 172 offers extended out of a 233-seat ninth-grade class. The school district is in early stages with the MSBA for a possible renovation/expansion/rebuild. The MSBA projected a floor of 875 students and a ceiling of 1,350; the district proposed a range of 875–1,350 but emphasized 1,200 as a more reasonable target. A feasibility study is set to begin after MSBA approval of funding in late April. Potential new programs (not all will be added): facilities maintenance, construction craft laborer, environmental science, veterinary science, aviation mechanic, biotechnology. Cost unknown; a recent similar project cost $277M for 900 students.
• Council discussion focused on funding burden. Councilor Stefanini expressed concern that Framingham, which pays ~75% of costs, has limited control over the budget and capital decisions. He questioned whether the school committee would use the 16D (each town must approve) or 16N (majority of towns overall) funding method, noting the regional agreement specifies 16D but that 16N is legally available. Superintendent Evans stated the school committee has not discussed deviating from 16D. Councilor Stefanini emphasized the fiscal risk to Framingham given the projected $400M+ total cost and the city's potential $5–10M annual debt service. No action taken; council thanked the presenters.

Subcommittee Recommendation: Special Municipal Employees Ordinance

• Councilor Stefanini presented the rules, ordinance & ethics subcommittee recommendation to take no further action on an ordinance designating certain officials as special municipal employees. He voted against the recommendation, arguing it would help the mayor solicit talent for volunteer boards. Councilor Long opposed it, citing concerns about ethics and transparency when board members might appear before other boards. The motion to take no further action passed 9-1 (Stefanini opposed).

Referrals and Other Business

• Councilor Malik proposed a 3% community impact fee on short-term rentals; originally referred to finance subcommittee, but on Councilor Viani’s suggestion was referred to the economic development subcommittee (no objection).
• Community Preservation Committee projects for FY2026 referred to the finance subcommittee.
• Council announcements: Youth Council first meeting April 13; Environment & Sustainability subcommittee meeting April 8; Rules committee April 22; Finance subcommittee April 14 at 5 PM; Executive session April 21 at 6 PM for legal exposure and settlement approval.
• Motion to adjourn approved unanimously.