🔨 Hokey Pokey
Fresh Market Opening Next Week | What is Going on With Raising Cane’s? | Community Events | The Civic Week Ahead
Hope you had a great Thanksgiving, Framingham.
Take a break from reading all those Cyber Monday emails.
Let’s get up to speed with the latest from our city…
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Hokey Pokey
As one of the councilors said last Monday night, deciding on parcels for the MBTA Communities Act proposal is like the hokey pokey. You take one parcel out, and put another in.
Long night: The Council met last Monday in an effort to put their mark on the MBTA Communities Act. What the public witnessed instead was a frantic feeding frenzy in a pressure cooker. Councilors tossed out seemingly random parcel ideas, while others were confused where parcels were located. It was an uncomfortable mix of ego, frustration, confusion, and talking in circles.
Oh, and the Internet was down, making it hard for Councilors to reference maps and other materials.
The meeting ended at 11pm - because the building was closing - with a wide menu of options, instead of a manageable list.
Why?: It is the role of the Council to approve Framingham’s plan to comply with the MBTA Communities Act. The state act requires each of the 177 covered by the T and neighboring towns, to designate one zoning district that allows construction of multifamily housing by-right zoning. By-right means special permits or variances aren’t required, but the project still needs site plan review with the Planning Board.
40% of acres and 40% of units must be within 0.5 mile radius of the Framingham Commuter Rail Station.
However, Councilors and residents expressed displeasure with the Sisitsky Administration’s proposal. In order to add new parcels to the zoning map, a new public hearing is required. And those parcels must be listed in the meeting announcement advertisement to comply with Open Meeting Law.
And the point of last week’s meeting was to add or take away parcels.
Double down: Mayor Sisitsky was unable to attend the meeting due to a bout of food poisoning. In a statement read by Chief Operating Officer Mike Tusino 40 minutes into the meeting, the Mayor reaffirmed his commitment to his Administration’s plan which includes the Edmands Road parcel in Nobscot.
“I support the MBTA Communities Act. I support housing creation in all neighborhoods of Framingham. Framingham needs more housing units. I would prefer condos over apartments but creating these overlay districts does not create the housing units.” - Mayor Sisitsky
To paper, or not to paper: Councilors Mike Cannon and Adam Steiner pushed for the city to look at current multifamily locations for the overlay zoning as a way to receive credit for Framingham’s recent apartment boom. Cannon cited other communities have been creative, and that Framingham should take its time while making decisions that will impact the city for the next 100 years. Steiner, who has advocated for “paper compliance” since the fall, told Sarkis Sarkisian that it's clear residents feel overburdened by apartments.
Sarkisian, Planning and Community Development Director, restated the Administration’s desire to comply with the spirit of the law to provide for much needed housing, and not simply “paper zone” over already built parcels.
The parcels: After two hours and fifteen minutes of talking and going back and forth on how to select parcels, the Council decided on the following:
Downtown: Both MOD 1 and MOD 2 zones for 2236 units on 94.9 acres from the Administration’s November proposal. Approved 10-1, with Cannon voting against.
Saxonville: Pinefield Plaza with 15 units per acre on 6.7 acres resulting in 101 units with a mandatory first floor retail requirement. Approved 10-1, with Cannon voting against.
Shoppers World: The Kohl’s parking lot from the November plan is included, along with the movie theater parcel as suggested by At Large Councilor George King. This parcel was never discussed in any public forum until last week’s meeting. (Considering how packed the cinema parking lot was this weekend, some movie goers might have an opinion or two about losing their cinema.) Approved 9-1-1, with Cannon voting against and Bryant abstaining.
9/90 and Speen Street: Unchanged from the November recommendation. Approved 10-1, with Cannon voting against on both.
New parcel: The Buckley: Proposed by District 2 Councilor Brandon Ward for the city to take credit for this apartment complex. This addition passed 11-0.
Councilor Cannon's proposal for a zone around the Chapel Hill and Water View apartments did not pass with a 5-6 vote.
On to Nobscot: The village remains divisive, but a petition signed by 402 Nobscot neighbors is pushing for another option - using the current B4 zoning.
What is B4?: B4 is the zoning category for the core of Nobscot and already allows multifamily housing. This zoning was created after a lengthy process with neighborhood by-in. By including B4 in the MBTA Zoning proposal, Framingham can take credit for the 158 apartments currently being built on the site of the old shopping plaza. According to the City maps, the entire B4 is 33 acres, and at 15 acres a unit would be a possible 495 units (counting the ones being built).
What about Edmands?: The Edmands parcel proposal is 31 acres, with 15 units an acre would create 465 units. There are no existing units being built in that zone.
Speaking of Edmands, as I wrote last week the lawyer for J&Co, the developers for Edmands, submitted a proposal Memorandum of Agreement with the City. It became very clear during the meeting that it was submitted at the last minute and Councilor Long had not seen what was sent to the City. (I wrote otherwise last week, my apologies for the confusion.).
The MOA, which landed like a thud at the meeting, proposes J&Co., construct 20 units an acre with a minimum 50% of units to be condos for ownership. They will also seek to construct a 150 unit senior living/assisted living facility. They will provide an acre for a fire station that the Mayor wants to build, and construct a dedicated right turn lane from Edgell to Water Street, assuming the city takes back the land it sold to CVS.
You can read the MOA by clicking here.
In the Mayor’s statement earlier in the meeting, he commented on the MOA:
“These initiatives represent a significant benefit to the neighborhood. With this MOA I urge the City Council to pass the MBTA Communities Act and send it to a joint public hearing date in December…”
Nobscot vote: The inclusion of B4 and removal of the Edmands parcel initially failed by a 5-5-1 vote (Steiner, Long, Ward, Bryant, White Harvey - Ottaviani, Leombruno, King, Alexander, Cannon - Mallach). Chair Phil Ottaviani suggested including both parcels in their initial recommendation in the spirit of cooperation. A final decision will be made later.
Waivers for Developers: This new overlay district includes guidelines on process and design that developers must follow. But there is a loophole – the city can waive the requirements, basically giving the developer whatever they want. Both the resident petition and a proposal from Councilor Noval Alexander strikes that language, and does not allow waivers of any kind. Both proposals also require the Mayor to study and plan for impacts the new units would have on public services and infrastructure.
The Council did not take action on including any of these changes to the overlay regulations.
What now?: Great question. The Council and the Planning Board will meet for a joint public hearing on all of the parcels I mentioned above on December 17. From there a new plan will be crafted with the Council voting on it. They are also scheduled to meet on December 19, if need be.
You can read the proposal for the December 17 meeting here.
Any questions? What are your thoughts? I’ll do a Ham’er mailbag next week answering any questions. Email me.
Fresh Market Opening Next Week
A new grocery is opening on Route 9 next week.
Welcome Fresh Market: According to the MetroWest Daily News, the specialty grocery store opens its doors on Wednesday, December 11. The store is located in the old Bed, Bath & Beyond.
What makes it different?: The market offers meal kits and prepared meals, a bakery, organic options, butcher and seafood. Or as their website says “Each department features a wide selection of unique ingredients, seasonal finds, and friendly, knowledgeable staff to help you discover new flavors every day.”
Background: Fresh Market started in 1982 (what a year!) and operates 163 stores across the country. They only open store is in Hingham, with a store opening in Mansfield soon.
What is Going on With Raising Cane’s?
The big opening day of another joint on Chicken Mile is delayed.
Late night chicken: At the October 24 meeting of the Board of Licensing Commissions, two representatives from Raising Cane’s were in front of the board seeking their Common Victualer License. Raising Cane’s plans on dine-in hours until 2 a.m. with drive-thru open until 3:30 a.m.., this and their lack of restaurant manager caused much concern for commissioners.
Hours Waiver: In order for the restaurant to be open that late, it would require a waiver from the Mayor. No waiver was requested as of the meeting.
Tabled: A manager is required. The BCL moved to table the application in a 5-0 vote to their next meeting on November 4. According to the meeting portal on the City website, the BCL met on November 18 and Raising Cane’s was not on their agenda, nor is it on tonight’s agenda.
Community Events
The Framingham Business Association holds its monthly meeting this Wednesday, December 4 at noon at La Cantina. Senate President Karen Spilka is their special guest. All Framingham business owners are welcome. To learn more about the FBA, visit their website.
The Civic Week Ahead
Monday, December 2
Tuesday, December 3
Wednesday, December 4
Thursday, December 5
10:00am: MWRTA Finance & Audit Committee Agenda
In Closing…
You’ll hear from me twice this week. On Wednesday I will publish my monthly event guide - there are so many festivals, markets, and celebrations this month. If you have something to include, please let me know.
There's an entirely empty store front in Shopper's World, but they want to knock down a theater people are using? Make it make sense.
MK-thanks so much for such a clear summary of such a complex topic that went all over the place at the last couple of meetings. One thing I'd further emphasize that you mentioned above: "approving" a parcel at the last meeting just means that it will be publicly advertised as a possible site to comply with open meeting law. At the meetings coming up, the council will have to narrow the list to what they want to approve....or decide not to approve anything for now despite the December deadline :)