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Michael Gatlin
While it may have taken time for the project to pick up speed, Framingham is pushing forward in its efforts to revitalize downtown at an increasingly accelerated clip. In 2015, before transitioning to a city form of government, members of Special Town Meeting voted to change the zoning rules for the central business district with the intention of attracting more transit-oriented development to the historic downtown. And just a scant three years later, one development – Alta Union House by Wood Partners – has already broken ground, and another – Modera Framingham by Mill Creek Partners – is likely to break ground soon.
And that’s not the end of progress for downtown revitalization: Framingham’s Planning Board has also permitted 411 new units for downtown in several other projects. Over the last few years, new restaurants and shops have opened, and improvements have been made on existing commercial buildings. But there’s no doubt that the efforts to create new residential units in the city have paved the way in reviving what is arguably the central business district for the MetroWest region.
How did it happen? Previous zoning laws in Framingham had discouraged developers from creating the kind of new units that appeal to young professionals and others who may be attracted to the benefits of living downtown, some of which include a unique and urban feel, as well as easy access to a commuter rail station. Officials recognized rezoning that would encourage transit-oriented development as critical to the community’s growth – and help make downtown the vibrant place it once was. After careful planning that included extensive public outreach and a discussion of the controls to protect nearby neighborhoods, the rezoning was passed.
The rezoning efforts were not only important, but necessary to municipal plans for revitalization, but they weren’t the end of the story. Officials made sure to reach out to the real estate development community to highlight Downtown Framingham’s potential. And last year, Special Town Meeting members voted to approve tax-increment financing (TIF) agreements for the two developments now underway. Framingham is providing $2.8 million in property tax exemptions for a seven-year term for Modera Framingham and $5.9 million for a 15-year term to Alta Union House. In total, the two projects will raise $9.2 million in revenue over 15 years, bring $133 million in private investment, and generate up to 624 new construction jobs.
Alta Union House is the first large-scale development in 40 years to be built in Downtown Framingham. It will feature 196 rental units, 20 of which will be reserved as affordable housing and 2,600 square feet of ground-floor retail space. It is estimated to bring $60 million in new investment to the neighborhood. Modera Framingham will create 270 new units for MetroWest region and invest an estimated $73 million.
Just the Beginning
And this is only the beginning for downtown. Framingham was recently designated by the Baker-Polito administration as a “Housing Choice” community, which recognizes our progress, while providing a “leg up” in competing for state grant and capital funding programs, including MassWorks, Complete Streets, Massachusetts Department of Transportation (MassDOT) capital projects and PARC and LAND grants. Framingham will also gain access to a new Housing Choice Capital Grants program.
Over the past several years, Downtown Framingham has received $56 million in investments from public and private sources, including MassDOT, the MetroWest Medical Center and Jack’s Abby Brewing Co. While we appreciate that show of confidence, even with those shots in the arm, we knew we were still missing something: the people who make a community vibrant. That is why the effort to rezone to promote new housing development is important and why we’re so pleased by the progress we’ve made.
It may have taken decades to get here, but in the past three years, Framingham has been leading the way in creating residential development opportunities that will help reinvigorate our Downtown but does so in ways that honor and build upon our great history. And as the commonwealth’s newest city, we’re happy to share our knowledge.
Michael Gatlin is the chair of Framingham’s Economic Development and Industrial Corp. (EDIC)
