City Council Opens Door for New MBTA Zoning Plan

FRAMINGHAM - During their meeting on Monday, November 4, members of the Framingham City Council moved to keep the public hearing regarding the city’s compliance with the MBTA Communities Act open as local officials continue to work to find a plan that benefits the entire community.

The public hearing on the state law, which mandates that at least one multi-family housing district has to be zoned as of right within cities and towns with MBTA service, continued on Monday after initially beginning on October 29. Framingham could fall out of line with the MBTA Communities Act by the end of 2024; noncompliance could result in a loss of state funding for a variety of local projects. It’s worth noting that the state law does not require that anything actually be built; it just calls for the creation of housing zones.

More residents provided their thoughts at the Memorial Building on Monday. While some expressed support for a plan that satisfies the law and provides the opportunity for units amid housing challenges across Massachusetts, most speakers continued to echo concerns about the plan recommended by the Framingham Planning Board, especially in regards to proposed zoning density within neighborhoods like Nobscot and Saxonville. Concerns related to factors like traffic and neighborhood character were expressed again to the City Council.

Mayor Charlie Sisitsky informed residents that after requesting a meeting with Governor Maura Healey and advising her on October 10 about the ongoing Framingham zoning process, he was informed that the city would not be subject to any exceptions from the legislation.

“(Healey) made it very, very, very clear that there were not going to be any waivers granted to any communities that are subject to the law,” Sisitsky said on Monday, “and in her mind, she was not going to propose any delays or propose to exclude any communities from having to abide by the law.”

When asked by District 5 City Councilor Noval Alexander, Sisitsky mentioned that he did not speak to Healey about an exception for Framingham specifically due to housing units that were already built in the city prior to the MBTA law’s establishment in 2021. Multiple residents have floated the idea of seeking an exception for those developments, contending that Framingham has already done its fair share in attempting to address statewide housing issues.

While deliberating the next steps, City Council Chair Phil Ottaviani of District 6 explained he would not be able to tell residents that no housing developments will ever be built within Nobscot in the future, adding that he anticipates something going up at some point. With that in mind, he said he wants to ensure that Nobscot residents have a say in any potential developments down the line. Ottaviani told attendees that while he does not particularly like the pitched zoning density figures within Saxonville and Nobscot—both of those proposed districts to comply with the state law feature a zoning density of 15 units per acre—he believes that all parts of the city have to be a part of this process.

“Hopefully, something can get done,” Ottaviani continued.

“We’ve got people that want more density at Shoppers World, and we have other people that don’t want any density at Shoppers World. Nobody’s going to be 100% happy, but we need to do something.”

District 4 City Councilor Michael Cannon said that he was not in favor of the recommended zoning plan, explaining that he was unsure of what the cost of compliance would be compared to the long-term cost of noncompliance. Leslie White Harvey of District 8 stressed the need for additional housing across Framingham, adding that the city should be taking steps in a “humanitarian effort.” Multiple members of the council bemoaned the idea of the matter becoming a matter of local neighborhoods being pit against each other.

Eventually, the City Council voted to continue the public hearing on the MBTA Communities Act during a meeting on Monday, November 25. In the meantime, District 1 City Council member Christine Long said she wants to use the remaining time in 2024 to draft a new zoning proposal that benefits all of Framingham. She expressed her desire to work with the Planning Board, Framingham’s Director of Planning and Community Development Sarkis Sarkisian, and Sisitsky’s administration to develop that plan.

The City Council has the final say on what zoning proposal is ultimately accepted, rejected, or amended.