Planning & Zoning Subcommittee Meeting – June 10, 2026

The Planning and Zoning Subcommittee of Framingham City Council met on June 10, 2026, to discuss a proposed zoning overlay district for a parcel on Edmonds Road (the J&Co. project). Chair Christine Long outlined a deliberate, multi-meeting process with public input before any vote by the full council. Attorney Jeff Roloff presented the developer's draft zoning provisions, which were met with significant criticism from councilors and residents. No votes were taken; the item remains in subcommittee.

Public Comments & Testimony

• Jerry Bloomfield asked about the process, affordability, and the history of the site (including previous blasting and a failed arts school). He expressed distrust of the developer and requested clarity on residents' legal rights.
• Herb Chase questioned the projected $1.8 million annual revenue, calling it based on fragile assumptions about school-aged children. He requested an independent revenue review and a track record check on the developer.
• Stephen Elizabeth (Knobscott resident since 1980) opposed any rezoning, argued there is no housing shortage, and said traffic on two-lane roads is already terrible. He called multi-family housing "apartments" and said density has hurt Framingham.
• Melina List (District 4, works on Edmonds Road) advocated for density to support public transit (starting at ~10 units/acre) and for universal design/visitability features to address the disability housing crisis.
• John Master Batista asked for clarification on overlay districts vs. special permits and questioned the process for balancing neighborhood interests, scale (357 units vs. lower density), and the need for more public open space.
• Lisa & Scott Feldman focused on traffic: they cited the VHB traffic study showing Level of Service (LOS) grades of E (morning) and D (evening) already at Edgel/Edmonds/Water intersection, with only slight improvement after mitigation. They argued the city should optimize signals now and feared one-way streets and speed bumps would degrade the neighborhood.
• Carol McGarry (Edmonds Road) commended Chair Long for rejecting the developer's draft zoning, calling it written in bad faith (e.g., 15 units/acre allows 450 units, not 357). She urged lower density and preservation of ~10 acres of open space connecting to the existing park and aqueduct.
• Karen Marcolus supported on-site affordable units (not payment in lieu) and visitability. She criticized the phasing provisions that allow each phase to not independently meet open space or affordable requirements, and opposed counting roof gardens as open space.
• Shannon Fitzpatrick (former planning board member) called the broad definition of open space (including front stoops and rooftop gardens) distasteful and not good faith. She advocated for meaningful public open space expansion of the pocket park.
• Chris Hawk (chiropractor on Speed Street) asked about updates on a separate redevelopment project; Chair Long directed him to follow up offline.

Discussion Items

• Presentation by Attorney Jeff Roloff: He explained the proposed overlay district (orange area on map) abutting the B4 district, designed as a special permit process with the planning board as SPGA. Key features: 15 units/acre density, 50% minimum open space, age-restricted (55+), inclusionary housing with flexibility (off-site, payment in lieu), design requirements, and sub-areas with varying setbacks (30 ft on streetscapes, 80 ft + 50 ft natural buffer adjacent to Rivoli properties). He emphasized the goal of maintaining rural character.
• Councilor Long's Response: She stated the draft "doesn't match any of our current initiatives" and she is redrafting it with other planners. She rejected payment in lieu and off-site affordable units (must be on-site), and opposed variances, commercial-style buildings (40 ft height), and the term "planned development." She wants the unit mix flipped: majority for-sale townhouses/condos, not rental apartments (currently 200 rental multifamily vs. 157 for-sale, want reverse). She will rename it "Knobscot Residential Overlay District."
• Councilor Long on Process: The subcommittee will do all drafting work, hold multiple meetings with public input, and only send the finalized ordinance to the full council for a public hearing and vote. This will not be rushed.
• Economic Development Director Sarkeesian's Comments: He questioned the inconsistent buffers (150 ft on Rivoli but not on Edmonds/Edgel), asked for distribution of townhomes vs. multifamily, opposed age restrictions on townhouses (wants family homes), and stressed the need for on-site affordable units. He noted the mayor's interest in a future fire station pad and the need for true open space (not just around units).
• Councilor Bruno and Councilor Audaviani: Both agreed with flipping the unit mix (more for-sale) and questioned the buffer on Edmonds Road. They expressed desire to hear from neighbors and acknowledged the need for compromise.

Key Outcomes

• No votes taken. The proposed zoning overlay remains in subcommittee for further drafting and public engagement.
• Chair Long committed to redrafting the zoning ordinance with input from city planners and the public, incorporating: on-site affordable units, no payment in lieu or off-site, flipped unit mix (majority for-sale), consistent buffers, stricter open space definitions, and accessibility features (visitability).
• The subcommittee will schedule additional meetings (in-person) to continue the planning process. No timeline was set.
• Councilors noted the developer's proposal was "DOA" (dead on arrival) in its current form, but acknowledged development is inevitable and planning is preferable to leaving it to the developer.