Framingham Planning Board Meeting - February 5, 2026: Zoning Amendments for Two Sites
Framingham Planning Board Meeting - February 5, 2026
The Framingham Planning Board convened on February 5, 2026, at 7:00 PM to hold public hearings on two zoning map amendments: one for Eagle Rock Apartments (33 Dinsmore Avenue and 31 Valentine Road) to expand the Business (B) district, and another for 1 Clark's Hill to rezone to Planned Reuse District (PRD). The board also approved the previous meeting’s minutes, heard public comments, and granted an extension of time for a separate project at 19 Flutey Paths.
Consent Calendar
- Approval of Minutes: The board voted unanimously to approve the minutes from the previous meeting.
- Extension of Time for 19 Flutey Paths (MassPort): The board unanimously approved a one-year extension request to allow additional due diligence, keeping the project on track for a June opening.
Public Comments & Testimony
- Janine Lawton (26 Palmer Road): Asked about the owner’s responsibility for maintaining the woods adjacent to the proposed Eagle Rock development, including dead trees and trash. She also inquired about an unaccepted road (Fairview Road) that is currently maintained by the city. The owner’s representative stated that the zone change would not alter existing responsibilities and that the owner would address tree and trash concerns.
- Jason Hogue (55 Clarkshill Circle): Representing the Overlook HOA, presented three main concerns regarding the 1 Clark's Hill proposal: (1) road condition – Clarkshill Road is in disrepair, owned by abutters but not maintained; (2) population density – new development should match the existing townhouse density (approx. 3 units/acre) to preserve property values; (3) building style – new construction should be similar to the existing townhouses (brownstone style) rather than dense condo units. He requested that the city commit to taking over the road after repairs and that density be limited.
- C. Strait (12 Clarkshill Lane): Emphasized traffic concerns, noting that the single access road (Clarkshill Lane) would be insufficient for 270+ residences. He also expressed fears about declining property values and requested preservation of two wetlands on the site.
- Additional Resident: Voiced strong opposition to any development beyond the existing building, citing loss of tranquility and property values. She urged the board to mandate a four-way stop or traffic light at the intersection of Clarkshill and Bishop Street.
Discussion Items
1. Zoning Map Amendment: 33 Dinsmore Avenue & 31 Valentine Road (Eagle Rock Metro West)
- Applicant’s Presentation (Catherine Garrigan, attorney; Al Guire, owner; Tyler King, engineer; Jim Housman, CEO): The owner seeks to expand the Business (B) district from the existing 424‑unit apartment complex (partially zoned R1) into the adjacent 30‑acre undeveloped parcel (zoned R1) to allow mixed-use development. A concept plan shows a four‑story, 200,000‑square‑foot building with approximately 200 units. Access would be from Route 9 via Dinsmore Road, not through the neighboring Valentine Road neighborhood. The owner highlighted the need for zoning change to enable further investment and noted that the site is steep with wetlands.
- Staff Recommendation (Sarkey Sarkeesian, Director of Planning): Supported the zoning change, citing the city’s need to increase its affordable housing stock (currently 10.54% of total units, barely above the 10% threshold). He noted that the existing 424 units do not count toward the Subsidized Housing Inventory (SHI) because they were built without affordability requirements. If 25% of the combined existing and new units become affordable through a deed restriction, all 600+ units could count toward SHI, raising the city’s percentage to 12%. He recommended a site visit and further negotiation on affordability (pushing for 15% ownership or 13% rental) via a Memorandum of Understanding (MOU).
- Board Discussion: Members asked about the feasibility of making existing units affordable (the owner cited financing constraints) and the importance of the MOU to secure commitments. The board agreed to visit the site on February 19 at noon and continued the hearing to that date.
2. Zoning Map Amendment: 1 Clark's Hill (Office Building Conversion to Mixed-Use)
- Applicant’s Presentation (Catherine Garrigan; Vios Theodorakas, owner): The owner proposes to rezone three parcels (currently R1 and M) to Planned Reuse District (PRD) to allow conversion of the existing three‑story office building (100,000 sq. ft., currently housing Social Security office and owner’s real estate company) to mixed-use: first floor office/retail, top two floors residential. The PRD overlay would also cover the remaining 14 acres for potential future development. A concept plan shows additional townhouse-style units along the access road. The owner emphasized that the PRD requires a special reuse permit, ensuring future review.
- Staff Recommendation (Sarkey Sarkeesian): Supported the PRD, noting that the building’s long, narrow shape is ideal for apartments. He recommended that the special permit granting authority be moved from the Zoning Board of Appeals to the Planning Board for efficiency. He also highlighted the potential to use state MassWorks grants to repair Clarkshill Road (currently in poor condition) and to eventually have the city accept it as a public way.
- Public Comments (as above): Residents expressed concerns about road condition, traffic, density, and property values.
- Board Discussion: Members questioned why the PRD overlay covers the entire parcel rather than just the building footprint. They noted that the PRD’s density, height, and setback limits are unclear and need to be defined before a recommendation to the City Council. The board emphasized the need for “guardrails” (e.g., density limits, building style requirements) to ensure compatibility with the existing neighborhood. The hearing was continued to February 19 at 7 PM, with the board requesting additional information on PRD constraints and a density comparison.
3. Staff Update: 733 Waverly Street Project
- Sarkey Sarkeesian alerted the board to a pending proposal for a 48‑unit townhouse development at 733 Waverly Street, which will go before the Zoning Board of Appeals for a use variance and then return to the Planning Board for site plan review. The project is modeled after the MBTA Communities zoning (2.5–3 stories, ownership units, affordability component). Parking and density are key issues.
Key Outcomes
- Eagle Rock Zoning Amendment: Hearing continued to February 19, 2026 at 7 PM. A site visit is scheduled for February 19 at 12:00 PM (meet at Eagle Rock leasing office). The board requested a map showing distances from the proposed buildings to Palmer/Valentine Road.
- 1 Clark's Hill Zoning Amendment: Hearing continued to February 19, 2026 at 7 PM. The board requested information on PRD density limits and a comparison of density with the existing Clark's Hill Lane townhouses.
- 19 Flutey Paths (MassPort): Extension of time approved unanimously.
- **The board directed staff to gather additional information on both zoning proposals for the next meeting.
Meeting Transcript
The Framingham Planning Board is comprised of five members. The board reviews a wide range of applications for commercial and residential projects. The mission of the planning board is to ensure the projects increase quality of life, contribute to economic development, and are consistent with Framingham's character. The Framingham Planning Board is also responsible for enforcing and revising the zoning bylaws and developing and implementing the city's master plan. The following planning board meeting coverage is brought to you by the government channel, a service of the city of Framingham. Good evening. My name is Ted Cosgrove. I'm the chair of the Planning Board here in Framingham. This is an open meeting conducted in person and remotely, the hour being seven o'clock or later. We're going to begin with the matters designated on the agenda. We'll go right down effectively in order here. Sitting on the board, Mr. Bowie, Mr. Madarin, Elsiana is uh Zaka, our newest member, Shaka, a newest member. Um we are uh we've got an interesting hearing tonight. We've got two uh two amendments to the Framingham zoning ordinances, the bylaws that we're gonna be taking under our consideration here. Uh we um have uh the applicant who in both cases, Miss Garaghan, is going to uh talk us through these. I've gotten a chance to see the presentations. I think that we'll answer a lot of the questions, but I'm glad to see people in the audience here who presumably live in the neighborhoods that might be affected by this. So that's great. Uh the first order of business is our planning board minutes. Uh so if I could first make sure uh everyone had a chance to read them, and if there are any questions, do I have a motion? Motion to approve second. All those in favor say aye. Aye. Okay. Our next order of business will be uh the amendments to the City of Framingham zoning ordinances associated with one Clark's Hill. Counselor. We have to read into the record. Aha. Thank you. I appreciate that. Did not have this in the file. So let me read this one first since we're doing Clarks Hill and then uh my client for one Clark's Hill is going to need to be a little late. Okay. I don't mind at all. That's perfect. We're we can pivot. Uh so let's start with um. How do I what is this one? Let me just actually I'll just read it and it will reveal itself. The Framingham Planning Board will hold a public hearing on Thursday, February 5th at 7 p.m. in the Blummer Community Room or the Oblandy Room, as we've come to see in the Memorial Building, located at 150 Concord Street, Framingham, andor via remote conference to review amendments to the Framingham zoning map, which includes expansion of the business district from the majority portion of 33 Dinsmore AV, parcel ID 1032361710 into the remainder of that parcel, as well as into a portion of 31 Valentine Road. Parcel ID 103 2212180 to replace a portion of a R1 single family residence district as shown in the proposed plan in the background material. A copy of the full text of the draft amendment may be inspected in the planning board office, room 121, 150 Concord Street, Framingham Mass, as well as online on the city website. Written comments should be submitted to the planning board at Framingham Mass.gov. The office hours are Monday, Wednesday, Thursday, 8 30 a.m. to 5 p.m. Uh Tuesdays, 8 30 to 7 p.m. and Fridays, 8 30 to 12 30 p.m.
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