Framingham Planning Board
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PERMIT ~ FRAMINGHAM
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Memorial Building ~ Room 205 • 150 Concord Street
;Framingham, MA 01702-8373
plan • build ~ grow
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(508)532-5450 • [email protected]
Planning Board Members:
Christine Long, Chair
Lewis Colten, Vice Chair
Victor Ortiz, Clerk
Thomas F. Mahoney
Stephanie Mercandetti
Planning Board Staff:
Amanda L. Loomis, Planning Board Administrator
Raphaela Morais-Peroba, Communications Outreach Coordinator
Ju~v 12, 2016
Philip R. Ottaviani, Jr., Chairman
Framingham Zoning Board of Appeals
Memorial Building
150 Concord Street
Framingham, MA 01701
RE: Zoning Board of Appeals Applications: 16-15 19 Flutie Pass
The Planning Board is in receipt of the following Zoning Board of Applications:
•
16-15: 19 Flutie Pass —Use Variance for mixed-use in Light Manufacturing (M-1), Variance for
height/number of floors
The Planning Board has reviewed the application for the project at 19 Flutie Pass, currently under review by the
Zoning Board of Appeals (ZBA). The Planning Board provides the following information based on the existing
structures and land uses within the area, the Master Land Use Plan, the Zoning By-Law, and Zoning Map.
Surrounding Structures and Uses
Structures within the area include: the Natick Mall that includes a residential component (Natick), 1
story Shoppers World (Framingham), multi-family residential (Natick), hotels/motels (Natick), %z storyshopping plazas (Natick/Framingham), and office buildings (Natick/Framingham).
Uses within the area include: offices (including MathWorks/TJX/The Meadows),entertainment facilities
(AMC Theater/proposed Kings Bowling), retail/shopping, restaurants, fast food restaurants, Logan
Express, multi-family apartment buildings, fitness centers, mixed-use residential-shopping buildings, etc.
Recodification of the Zoning By-Law
During the 2015 Annual Town Meeting, Town Meeting voted to allow mixed-use residential by a Special Permit
from the Planning Board in the Community Business (B-2), General Business (B-3 & B-4), and Business (B)Zoning
Districts. It later included Mixed-use within the Neighborhood Business (B-1) Zoning District. The property,
located at 19 Flutie Pass is surrounded by Business (B) and Light Manufacturing (M-1)Zoning Districts, and is
also located in the Regional Center (RC) Overlay District (regulations for the RC Overlay District can be found in
Section III.E of the Framingham Zoning By-Law). A majority of the M-1 parcels within close proximity of 19 Flutie
Pass are predominantly wetlands. Logan Express is also located within the M-1 Zoning District, which serves as a
major transporter between Framingham and Logan Airport. Logan Express also serves the local commuting
population to and from Boston.
Master Land Use Plan, 2014
The Master Land Use Plan, 2014 has guided the recodification process of the Zoning By-Law. Furthermore, the
Master Land Use Plan, 2014 supports the Town's efforts to study Golden Triangle and other areas of Town to
ensure that new and redevelopment is cohesive with the Town's vision. The following sections of the Master
Land Use Plan, 2014 focus on the redevelopment of the Golden Triangle.
• Section 3.2.2 Commercial and Mixed-use Categories Regional Commercial —Large-scale shopping
areas "Could allow for medical/institutional/office/arts &culture/housing uses."
o Through the recodification of the Zoning By-Law, the Town has created a Table of Uses, Section
II.B. The uses listed above have been expanded and/or included within various zoning districts
throughout the Town, including the Golden Triangle.
• Section 4.2.4 Economic Development Policies — c. "Support the "Golden Triangle" as a vital regional
commercial and mixed-use center acting on the zoning that promotes high quality, mixed-use design
through flexible zoning."
o Through the recodification of the Zoning By-Law, the Town has included uses within various
zoning districts that are consistent with the Master Land Use Plan, recent studies and reports
conducted on the specific area, and/or good land use practices.
o MAPC conducted a Route 9 Smart Grown Plan and Corridor Study that included picture of future
redevelopment efforts for Shoppers World and other areas identified along the Route 9
Corridor. This study can be found at http://www.mapc.org/route-9
• Section 4.7.2 Public Transit and Intermodal Policies - a. "Provide a rational transit system. Improve
efficiencies and increase public transit to link between the major commercial nodes, the village centers,
the Downtown, the Golden Triangle, and the existing transit nodes, i.e. Metrowest Regional Transit
Authority(MWRTAJ, Logan Express and the Massachusetts Bay Transportation Authority(MBTA)train
station."
0 19 Flutie Pass is within close proximity to Logan Express, several MWTRA bus stops, and local
trails. It would be expected that the proposed project would be required to enhance the
pedestrian connections to ensure that users of 19 Flutie pass could walk from the project site to
Logan Express and grab the bus into the city, walk to the Natick Mall to utilize the shops and
grocery store, in addition to eating and shopping in Shoppers World. These connections should
be formalized if the project moves forward.
o During the permitting process for the Kings Bowling, the restaurant, and Ifly a pedestrian trail
was created for access from the Natick Mall to 19 Flutie Pass.
• Section 4.11.8. Golden Triangle, Major Connectors, Arterial Highway Corridors, Subsection 1.b
Development Policies "Reposition remaining underutilized and underdeveloped land to diversify the
mix of commercial and industrial uses, and provide opportunities for housing." and Section 4.11.8.
Golden Triangle, Maior Connectors, Arterial Hi~hwav Corridors, Subsection 4.a Access and Parking
Policies "Maximize the development and use of internal connectors and services roads, and improve
pedestrian connections among uses."
o Prior to the permitting of Kings Bowling, the restaurant, and Ifly, the site was underutilized and
served as an overflow parking lo.t and snow storage lot. As a development review Board, the ZBA
understands that once a building is in place, it will remain there for an extended period of time.
Therefore, projects that can maximize the use of a vacant land should do so. As we start to see
redevelopment and infill development, these newer buildings will serve as cornerstones and/or
set the pace for future development standards.
Zoning and Land Use
In reviewing the Framingham Zoning By-Law and the Zoning Map, the project is within and/or surrounded by the
following Overlay Districts and/or Zoning Districts.
•
•
Regional Center(RC) Overlay District
o No additional uses permitted other than the uses allowed in the underlying zoning district.
Light Manufacturing (M-1)Zoning District
o The M-1 Zoning District allows for a mixture of uses that include: Medical Office, Retail,
Restaurants, Fast Food Restaurants, Hotel/Motel, etc.
Business (B)Zoning District
o The B Zoning District allows for a mixture of uses that include: Medical Offices, Retail, Office,
Mixed-use residential, Restaurants, Fast Food Restaurants, Hotel/Motel, etc.
In reviewing the Natick Zoning By-Laws and Zoning MapZ, the project appears to be within and/or surrounded by
the following Overlay Districts and Zoning Districts in Natick. Most of these districts allow similar uses to
Framingham through the Zoning Districts. Through the Overlay Districts multi-family and mixed-use residential
are permitted.
• The Natick portion of the project is located within the Industrial-II (In-II) Zoning District, but is
surrounded by the Commercial-II (CII) Zoning District. The Table of Uses in Natick outlines the uses
permitted in these zoning districts.
• The Natick portion of the project is located within the Mall Center(MC)Overlay District
o This overlay allow for shopping mall use
o Includes all uses that are permitted in the RC Overlay District
• The Natick portion of the project is also in the Regional Center (RC) Overlay District.
o This overlay district allows for hotels, motels, assisted living, and similar multi-family
developments via special permit.
o Combination of residential and non-residential uses may permit subject to review.
• Regional Center Mixed Use (RCP) Overlay District is within close proximity of 19 Flutie Pass, but the
Natick portion is not in this overlay district.
o The RCP Overlay District can be redeveloped intensively for acombination ofmulti-family
residential and commercial purposes. This area allows for multi-family through site plan review
and special permits.
o This overlay district is bound by Nouvelle Way, Natick Mall Road, and Speen Street
Thank you for providing the Planning Board an opportunity to review application number 16-15. If you have any
questions, please contact the Office at(508)532-5450.
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Planning Board Administrator
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Planning Board
1 Natick Zoning By-Laws, http://www.natickma.gov/701/Zoning-Bylaws
2 Natick Zoning Map, dated August 2015. Map produced by Applied Geographics, Inc
http://www.natickma.gov/DocumentCenter/Home/View/2498