Framingham Planning Board Meeting: March 5, 2026

The Framingham Planning Board convened remotely and in person on March 5, 2026, to consider two zoning amendments requested by the City Council: a proposed Planned Reuse District (PRD) overlay for One Clark's Hill and a zoning map change for 33 Dinsmore Avenue / 31 Valentine Road (Eagle Rock Metro West). The board also approved prior meeting minutes and heard public comments and applicant presentations. After deliberation, the board voted to close both public hearings and prepared to send recommendations to the City Council, including density and height parameters.

Consent Calendar

• Minutes: The board unanimously approved the minutes from the February 5 and February 19 meetings.

Public Comments & Testimony

• A resident from Clark's Hill asked which zoning districts allow townhouse-style units, noting confusion about the existing townhomes in the area. Chair Ted explained that those townhomes were built by variance and that the current R1 and manufacturing zoning on the parcel complicates redevelopment. The resident was directed to observe the board's deliberation.
• Applicant attorney Catherine Garrahan (Bowditch & Dewey) representing Bios Theodorakos (Mount Olympus LLC) for One Clark's Hill discussed dimensional constraints under the existing PRD table, noting that the 25% lot coverage and 50% landscaped open space would make any viable project impossible. She urged the board to consider modifying the dimensional table for the PRD to allow other uses. She also summarized points from prior hearings, including board preferences for the Planning Board as special permit granting authority, a 1.25 parking ratio, and a density range of 16–20 units per acre.
• Bios Theodorakos, owner of One Clark's Hill, provided extensive background on the building's vacancy, the high cost of converting office to residential (over $400,000 per unit), and the financial challenges of making a project work without additional density. He stated that a minimum of 220 units (including 54 in the existing building) is needed to support on-site amenities and management. He expressed openness to neighbor input and noted potential federal grant funding for the conversion.
• Jim Housman (CEO of Eagle Rock Advisors) for the Eagle Rock project clarified that the 25% affordability commitment referenced in the MOU was intended for the development parcel only, not the existing Bay Berry property, due to existing financing restrictions. He agreed to continue discussions on affordability for the new units.

Discussion Items

One Clark's Hill (PRD Overlay)

• The board grappled with whether to modify the existing PRD or create a new PRD that includes private property. Chair Ted noted the mismatch of zoning on the parcel (R1 and manufacturing).
• Member Mitch proposed that the dimensional table for the PRD be amended by striking "other uses permissible in single residential districts" and replacing with "other permissible uses," which would apply the current PRD dimensional restrictions (3 stories, 40 feet, 25% lot coverage, 50% landscaped open space) to all newly allowed uses. However, multiple members questioned whether those restrictions would make redevelopment infeasible.
• Member Chris advocated for a density of 16 units per acre and a 40-foot height limit as guardrails. He also suggested that Chapter 40Y (starter homes) might be a better fit for the area, but others disagreed.
• After extensive discussion, the board reached a consensus to recommend 16 units per acre and a 40-foot maximum height for the One Clark's Hill PRD, with the Planning Board as the special permit granting authority.

33 Dinsmore Ave / 31 Valentine Road (Eagle Rock)

• The board considered a map amendment to extend the Business (B) district over a portion of the parcel, which would also automatically extend the Regional Center (RC) district under the current ordinance. This would allow up to 6 stories (80 feet) under certain interpretations. Applicant counsel noted that for mixed-use projects over 4 units, the building commissioner deems them non-residential, enabling the 6-story height.
• Members expressed support for a taller building to reduce the development footprint and preserve wetland areas. Chair Ted emphasized the importance of limiting footprint and protecting trees.
• Discussion included the MOU terms, particularly a 25% affordability requirement for the entire property (including Bay Berry). Jim Housman stated he could not commit affordability on Bay Berry due to existing financing, but was open to 25% affordability on the new development parcel alone.
• The board agreed to recommend the map change (including a redrawn line to provide 400 feet from the B district boundary) and to recommend that the MOU include a good-faith discussion on affordability for Bay Berry when financing permits. The board also wanted the MOU's affordability provisions to be carried into any future special permit to avoid expiration.

Key Outcomes

• One Clark's Hill: The public hearing was closed. The board will forward a recommendation to the City Council supporting a PRD overlay with a maximum density of 16 units per acre and a maximum building height of 40 feet, with the Planning Board as the special permit granting authority. The board will also recommend modifications to the PRD dimensional table to allow other uses, with final details to be refined via redline.
• Eagle Rock: The public hearing was closed. The board will recommend the proposed zoning map change (expansion of the B district) and a corresponding adjustment to provide sufficient 400-foot setback. The board will recommend that the MOU be revised to specify 25% affordability on the new development parcel, while noting the owner's financing constraints on Bay Berry and encouraging future discussions. The board also stressed that affordability commitments should be incorporated into the special permit conditions to ensure longevity.
• Adjournment: The meeting was adjourned at approximately 10:30 PM.