🔨 Survey Says…
How Surrounding Towns Dealt with the MBTA Communities Act | CSX to Make Major Repairs on Rt 9 Track | Edgell & Central Update | The Civic Week Ahead
"Whatever happened to my Transylvania twist?", Framingham.
Happy Halloween to kids of all ages! May you find the house who gives out the full sized candy.
Survey Says…
Two weeks ago I released a survey asking you, dear readers, what you thought of Mayor Sisitsky’s proposal to comply with the MBTA Communities Act. Our sample size represents every district, with 15% unsure of their district. 59% have lived in Framingham for more than 20 years, 19% for 10-20 years, 11% 5-10 years, 10% for 1-5 years, and 2% recently moved here.
We need to do our part, but…: 56% of respondents want Framingham to do its part tackling the housing crisis, but 58% believe Framingham is doing enough already.
Breaking down the Sisitsky Plan: 50% strongly disagree with the Mayor’s plan as proposed, with 17% disagreeing. 15% agree with the plan, while 6% strongly agree.
However, 31% cite the plan doesn’t address the housing needs at all, with 39% stating it somewhat does, but it could be improved. 24% remained unsure.
“That long time residents who haven’t rented in 30+ years and don’t know anyone who has rented or tried to buy recently don’t understand how expensive it is - every community needs to do more.” - Resident comment
What are people’s top concerns?: If you have attended any of the meetings, hearings or followed the discussion online, many of these concerns are not surprising. 62% are concerned about the strain on public services, like schools and utilities. Traffic and congestion are right on its heels with 58%.
While 34% are not worried that the plan will increase gentrification or displacement of residents, 22% are moderately worried.
Zone near transportation: Looking at how people react to the different locations, it is clear respondents want housing outside of established neighborhoods, and in areas where public transportation is more accessible.
9/90 and Shoppers World both received more than 50% of the vote for more units. Nobscot is, not surprisingly, the most unpopular location with 48% saying no units at all. The highest number for fewer units is for Downtown/Waverly Street, clearly showing a recognition of what has already been done.
The same neighborhoods are hit repeatedly with initiatives that should be designed to improve the quality of life for ALL Framingham citizens. Downtown and Nobscot are already overly dense. Proposed overlay zones should not be concentrated in areas that already suffer from traffic congestion and population density. Speen Street and 9/90 are examples of proposals that have merit and could accommodate major development without significant infrastructure changes. Saxonville might also, but major traffic management revisions would be required. We need to seek solutions in other parts of the city that haven't yet had to step up and participate. - Resident comment
Thoughts on what should happen next:
62% believe a waiver should be requested from the Commonwealth to get credit for previous construction. Interestingly, 42% believe the proposal should be worked on with public input, and 41% state Framingham should sue the state.
Here is what you said: A random sample of comments…
“My main concern with the MBTA Communities Act is that it mainly deals with zoning - the possibility of housing being built, but it is still ultimately up to developers to actually get projects financed and built. I worry that no where near enough housing will actually be built to bring down prices through increased supply and that the majority of projects will still cater to upper income households.”
“My understanding is the housing was to be nearby public transportation - I don’t think this plan does that - the housing could be used to revitalize areas the same way Jack Abby’s did and bring in youthful professionals commuting to Worcester or Boston and supporting downtown growth and businesses creating a vibrant Framingham not just jam housing where there is empty space - go check out Watertown.”
“There is no long term master plan for housing, impact on expanded services and most importantly, a detailed budget forecast. This includes a long term assessment of the tax rates, water/sewer/enterprise fund and other departmental budgetary needs. There should be some comprehensive long term planning, not short term reactionary plans.”
“It has a favorable leaning towards the developers, NOT THE COMMUNITY!”
“Make it clear to the Mayor that voters will not accept his ‘father knows best’ approach for any issue with so many consequences for so many people. He promised transparency and accountability when he ran for mayor and has failed miserably on the MBTA issue.”
“It’s a good policy if it is implemented thoughtfully and with public input. Better to redevelop sites where housing can support nearby businesses and help create walkable communities. Downtown and areas in the Golden Triangle make the most sense.”
“Give reasons why areas nearer to the West Natick and Ashaland commuter rail stations are not being considered. Publish the analysis of the financial impact to the town (schools, infrastructure repair/maintenance, police/fire protection, water supply and sewer capacity, etc) vs the increased tax revenue”
“Joining Milton’s lawsuit would be an embarrassment. We are a commonwealth - we need to work together for the common good of all residents. I hope more of shoppers world can be rezoned to allow for Arsenal yards type redevelopment, as well as more along Speen/the rail trail to allow folks the opportunity for commuting to the natick center station on the trail. I also think the Saxonville proposal is a good idea - it could allow for any future development on that site to have to pay to extend the Cochituate rail trail ever so closer to the mills and bring trail users to the small businesses up there.”
My conclusions: Reading all of the comments and looking at the data, a few things are clear. We want to do our part, but feel we’ve been doing it for a while. People are very concerned about the impact of new units on our schools, traffic, environment and open space, and public utilities.
People are frustrated by the process, feeling it hasn’t been transparent or engaging. There is an undercurrent of thought that this is all for certain developers and the Mayor and other officials are helping out their donors. Another frustration is the lack of future planning; everything appears to be focused on the today, not the tomorrow.
The biggest plus is people recognize Downtown Framingham has done its share, and instead push for more units in areas not already zoned for single family housing, like 9/90 and Shoppers World.
There are a few positive sides to this survey. One being the creativity of respondents. People took the time to think of the possibilities of some of the properties, like 9/90 and Shoppers World, following in the path of the developments in Newton, Wellesley, Natick, Watertown near public transportation.
How Surrounding Towns Dealt with the MBTA Communities Act
As the looming December 31 deadline comes closer, our neighboring towns are voting on their proposals. Let’s see what they’ve done.
Natick:
Units required: 2352
Public transportation: Two commuter rail stations and MWRTA routes
Process: Natick spent two years reviewing and updating their Zoning Bylaws and map. It was a comprehensive update not solely focused on complying with MBTA Communities. Lead by Amanda Loomis, director of Community & Economic Development for Natick, (and once Framingham’s planning board administrator), the changes align with the town’s Natick 2030+ Master Plan, also created a Center Gateway Zoning District, and made changes to special permit and site plan reviews to ensure by-right projects still go thorough review.
Properties rezoned: Five properties within Natick Center were selected. Most of the properties are rezoned from residential to Downtown Mixed-Use or to Center Gateway, a new overlay district created last year to transition into the Center. Several of the rezoning brings parcels in line with the parcels around them, such as St. Patrick’s Parish. Others recognize current multi-family housing, but bring their zoning into DM classification.
Status: Natick Town Meeting approved both articles on October 22. Article 24 passed by a vote of 85-15-1, and Article 25 passed 77-6-1.
Read their plan: 2024 Fall Town Meeting - Zoning Map Amendements & MBTA Communities Website
Ashland:
Units required: 1124
Public transportation: One commuter rail station and MWRTA routes
Process: Ashland created a MBTA Working Group a year ago to look at compliance, potential properties, risk assessments, and design a plan that also aligns with their master plan. Several public meetings were held in 2024 and the Planning Board held their public hearing on October 24.
Properties rezoned: Five subdistricts under their new MBTA Communities Multi-Family Overlay District are identified. The largest parcel is closest to the commuter rail station, on Memorial and Cirrus Drives. A multifamily housing is already there, and the new YMCA will be built nearby. Another parcel is across the street from the train station, while two other parcels are Downtown Ashland, that are already slated for projects.
Status: Ashland Town Meeting is due to vote on the zoning on November 19.
Read their plan: Ashland & MBTA Communities Act
Southborough:
Units required: 750
Public transportation: One commuter rail station
Process: The Planning Board held more than 45 meetings on the zoning over 14 months. Southborough sent postcards to residents about upcoming informational meetings and mapping workshops. Resident input was complied and used for a basis for criteria and districts.
Properties rezoned: Three districts are part of their plan. The first district is ½ miles of the train station, with a second district along Route 9. The last is over a current multi-family complex.
Status: Southborough Town Meeting voted 281 to 273 approving an article to amend the zoning bylaw on September 30.
Read their plan: Southborough MBTA Communities website
CSX to Make Major Repairs on Rt 9 Track
Head’s up, friends: Major emergency repairs are coming to the train tracks crossing Route 9 in between Framingham Center and Temple Street.
Fix asap: The federal government told CSX that repairs must be made immediately. In order to do repairs, Route 9 must be shut down in both directions. CSX applied for a permit to do so with MassDOT.
When: According to a release from the City, the tentative shutdown is November 9-10. The City is working with MassDOT on a traffic management plan. Expect several detours for 24-36 hours.
Stay tuned for more directions and information. (Love this for us.)
Edgell & Central Update
While we are on the top of traffic, what is going on with the intersection at Edgell and Central?
Work to continue: Mayor Sisitsky addressed this at his D3 meeting last week. It is a two year project. Work resumes today. The goal is to install the lights and have them working before winter kicks in. Next year MassDOT will do final paving.
The Civic Week Ahead
Monday, October 28
Tuesday, October 29
Wednesday, October 30
In Closing…
Due to the length of this letter, I did not publish any upcoming community events. Have no fear, however! You will receive 2 letters this week. Look for the Guide to November either Wednesday or Thursday.
-Mary Kate
Seriously Southborough has one station and they only have to build 720 we have one station and have to build over 4 000 when we've already had a plethora of units built in rhe last several years excuse my language but wth
Having added a number of complexes in recent years, our city needs time to evaluate their impact
Lots of questions:
HOW does Mass bay and FSU impact our non resident numbers? .
Communication has been minimal.
Where is senate chair and our rep Spilka on this?
How are illegals impacting this ?
How do we join the Milton suit and at what cost / benefit