Speaker numbers apply only to this recording.
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.
Attorney Jeff Roloff (for Jane Co.) presented revised zoning provisions for an overlay district (NVRD) on the Edmonds Road site:
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.
So I'm gonna call the meeting of planning and zoning subcommittee to order at 6 p.m. on October 5th, 2026. Um, and I will just take attendance that um this is a virtual meeting. The information can be found online for those who want to attend. So um, Council Leon Runo. Yes, Councilor Arviani. Yes. And Councilor Long. Yes, we're all here. Um so tonight we'll have public participation for items not on this agenda. Anyone wants to speak on an outside um item relative to planning and zoning? There are no minutes tonight. Um and the only thing on our agenda is um the Edmonth Road site and attorney roll off will be presenting it. Um and then we'll have uh member reports and adjournment. So having said that yes, Councilor Audviani. Before you open up, I just want to um put on the record back in February 18th of 2026 when this applicant spoke before our committee at that time. I did a disclosure for appearance of a conflict of interest as required by general law, chapter 26A, section 23B. So out of the abundance of caution to be completely transparent, um, I put this on the file in February, and I'm gonna read it into the record right now for you. And um that way people know it's in the file with this uh applicant. Public employee Philip R. Audibliani Jr., title City Council District 6 City of Framingham, Concord Street. In my capacity as a state, county, or municipal employee, I'm expected to take certain actions in the performance of my official duties. Under the circumstances, a reasonable person could conclude that a person organization could unduly enjoy my favor, inappropriately influence my properly influence me when I perform my official duties, or that I'm likely to act or fail to act as a result of kinship rank position, undue influence of any party or person. I'm filing this disclosure to disclose all these facts about this relationship or affiliation and to dispel the appearance of a conflict of interest. A presentation tonight and a discussion by attorney Jeff Rolos representing Jane Co. conceptual plan for Edmund Rhodes Pastle. I'm a member of the three-person planning and zoning subcommittee of the Framium Council that will hear the projected the project presentation and make a recommendation to the 11-member city council to hold a public hearing or not hold a public hearing on this project. I have never been or find or had a financial relationship with Jay and Co. I'm a licensed real estate salesperson in the Commonwealth of Massachusetts. I have no ownership in the brokerage company, partnership properties, LLC doing business as Realty Executives, Boston West, where my license is active. In 2009, my wife was an owner and a director of Southside Liquors. The other owner was Amelia Foley. In 2010, my wife Valerie sold and transferred her shares to a third party, Lisa M. Caruso. On January 27, 2010, I attended a foreclosure auction at 82 Edmonds Road Framing and Mass 0171. I was a successful bidder. That's how my affiliation, my official actions or decision matter to the person or this organization. So taking account the facts that I've disclosed above, I feel that I can perform my official duties, duties objectively and fairly. It's signed by Philip Aviani and it was submitted to the council and to the city clerk on February 17th, 2026. But I just wanted to put it out there so people remember that it was filed and it is with the city clerk. Thank you, Madam Gia. Thank you, Councilor Atabiani. Um I will just preface this by any comments of um I don't see any um hold on, maybe I do see a hand. Steve Madam Chairman.