Planning Board Meeting Summaries
**𝘿𝙞𝙨𝙘𝙡𝙖𝙞𝙢𝙚𝙧** This is a summary of my notes taken and does not reflect the official town record. Please consult the Town’s published meeting minutes once they become available.
Official Minutes available here: https://tinyurl.com/yc8489h3
Official Planning Board Decisions here: https://tinyurl.com/33pbxy8p
PROPOSED ADU BYLAW DISCUSSION BY PLANNING BOARD
Short version:
Planning board sending zoning bylaw change allowing ADU as of right, rentable, within your home up to 900 Sq feet (All 5 members voted in favor). Also allowed via special permit is a fully rentable ADU building 5 Feet from your property line (3 Members voted in favor, 2 voted against).
Contact your Town Meeting representative and let them know your thoughts on the proposed change!
**My Opinion**
While I support the relaxed ADU as the Planning Board proposed for an ATTACHED unit in the home, I feel that the detached structure only 5-feet from the property line needs much more discussion before sending it to Town Meeting. The Planning Board held 1 meeting for public comment, and the general public was NOT widely aware of this. The Planning Board's vote was NOT unanimous on the detached structure portion. The proponents of the most relaxed version of this bylaw change showed up in force.
If I were on the Planning Board, I would have sent the relaxed ADU bylaw proposal for attached structures to Town Meeting. I support this 100%.
I would NOT have sent the provision that deals with the detached structures. I have spoken to a considerable number of residents in Needham about this specific piece of the bylaw, and most reacted with surprise, shock and disappointment.
We need to discuss this more as a town and the Planning Board MUST do proactive outreach on this issue. Rushing an issue through Town Meeting that could have unknown impacts on our town and is irresponsible.
Meeting Recap-Longer Version
The PB discussed ADU’s and what language they were going to send to the next town meeting. The current bylaws on ADU’s allows for one to be built as part of the main house. The allowable occupants allowed to reside in the unit are immediate family or a caregiver to the owners of the property. The unit itself is a self-contained unit up to 850 square feet with its own kitchen, bathroom and bedroom. The definition of family according to the current bylaw is a person related by blood, marriage or adoption to the owner or caregiver such as parent, spouse, sibling, child of the resident.
To build an ADU you would need a special permit and go before the zoning board of appeals. The ZBA typically does not deny the special permits. All the necessary requirements for building codes would have to be met in order to get an occupancy permit. Off street parking of one parking space would be required.
The proposed zoning bylaw would change the ADU’s in several ways and it is very important to understand each of the points.
For Attached ADU’s -(Meaning as part of the main home)
1)Would be allowed As of Right, meaning no ZBA and no special permit required-Just a building permit
2)Increasing the size to max of 900 Square feet, 1 Bedroom
3)Expanding the definition of who can live there and allow the ADU or the main home to become a rental unit to anyone the owner sees fit for a minimum 6-month rental term
For Detached Building-This is a new proposed allowable option via special permit
Example would be a current building like a pre-existing garage, or a building you construct
1)Detached Buildings would be allowed 5 Feet from the property line
2)Rentable to whomever the owner chooses
3)Max 900 Square Feet, 1 Bedroom
The building commissioner added commentary that he is not in favor of allowing an ADU 5 feet from the property line. He also said that the building would have to be brought up to Needham’s new stretch energy code and building code requirements. His feeling was that most current garages (95%) that people had would have to be demolished and rebuilt to meet current codes.
The board discussed whether to adopt a 5-foot setback or the original proposed 12–14-foot setback. There was disagreement between the members, and Mr. Crocker and Mr. Alpert felt that the 5-foot setback was too little, and they had been receiving feedback from residents that they object to allowing a habitable unit 5 feet from the property line. Mr. Crocker articulated that he would like this part of the ADU bylaw to be vetted and that it shouldn’t be rushed to Town Meeting until it was fully understood by the town. He also felt that the proponents to the ADU bylaw were overrepresented in the initial meeting, and that a single meeting was not enough discussion to propose a bylaw that could alter the town’s zoning in such a major way.
Mr. Block, as the chair, articulated that wished they had created 2 articles for attached and detached structures, but it was too late for that.
One of the board members had to leave, and the planning board decided to take a vote before they left. The vote was 3-2 in favor of allowing the 5-foot setback. Mr. Crocker and Mr. Alpert rejected the 5-foot setback but were overruled by Mr. Block, Ms. Espada and Ms. McKnight.
Also allowed: Building an additional 200 Sq Foot building in addition to a separate ADU.
The vote to send the bylaw to Town Meeting was 4 yea and 1 Nay.
The planning board will be recommending the zoning bylaw change to Town Meeting by a vote of 3 yea (Block, Espada, McKnight), 1 Nay (Crocker), 1 Abstention (Alpert)
This zoning bylaw change proposal will go to Town Meeting for debate and vote.
Recap of 3/29 Meeting
Needham Farmers Market-Special Permit
The Needham Farmers Market (NFM) had its hearing for a special permit to be able to operate their Farmer’s Market for the 2023-2024 seasons.President of the NFM, Jeff Friedman joined via zoom to discuss the application. In it he requested several things. 1) Waive the application fee-which was approved, 2)Be able to operate at Green’s Field for 2 years. -Planning Board approved a 1 year approval.
The Planning Board reviewed the plan for required bathrooms. The YMCA has agreed to allow customers of NFM to use their bathrooms, but the permit also required Walgreens and Bagels Best allow their bathrooms be used. The PB eventually decided to shift the responsibility for checking compliance to the Board of Health.
Music/Noise-The Christian Science Church located across the street asked that any music start after 11:30 in order to prevent disturbance to their services.
A local resident that abuts Green’s field asked the board to hear her complaint about the level of noise from the musical entertainment at the NFM. Last season the resident stated that she was forced to leave her home on occasion due to the level of noise. The President of the NFM was sad to hear about a disturbance, apologetic and agreed to provide his contact number to the resident in case there were future issues.
There was much debate on whether or not to allow amplification of the music, but ultimately the board decided to allow it, but warned the NFM that they would need to police it or potentially lose the ability to have music. The NFM will be required to post the contact info for both the manager and the president in case of future noise issues.
The NFM will operate this season from June 11-November 19.
920 South Street Subdivision
The petitioner/owner of 920 South Street returned to the PB with revised subdivision plans for the parcel. Petitioner is proposing to build 2 houses on the street and split the parcel into two plots, one of which will have frontage to the wetlands and river behind it. The petitioner made requested changes to the roadway, making the cul de sac larger to accommodate the fire department’s request to make the circle navigable for large fire trucks.
The direct abutters of the parcels also appeared to express their support for the project and made positive comments stating that the developer has been cooperative and receptive to their feedback.
0 Charles River Road
Northland informed the board they are withdrawing their ANR (Approval Not required) plan without prejudice-meaning they could bring the application back to the board at a later date.
𝗣𝗹𝗮𝗻𝗻𝗶𝗻𝗴 𝗕𝗼𝗮𝗿𝗱 𝗠𝗲𝗲𝘁𝗶𝗻𝗴 𝗥𝗲𝗰𝗮𝗽: 𝟮/𝟮𝟴
The meeting started with a proposal from French Press (FP) to expand its outdoor seating. FP seeks to add 28 seats, construct a permanent pergola structure with heating, and add a “parklet” which will occupy several public parking spaces in front of the business. To the Planning Board’s surprise, nearly the entire sidewalk on the Chapel Street side of the building is private property. A second proposal was from the owner of Masala Art (MA), a local and beloved Indian Restaurant in Needham Center. MA was looking to continue their outdoor seating in the rear of the building. There was no public comment other than support from Paul Good, the chair of Needham’s Revitalization Trust Fund.
𝗠𝘆 𝗢𝗽𝗶𝗻𝗶𝗼𝗻: The proposal that French Press put forward was thorough and thoughtful. I have been a fan of outdoor seating at restaurants as it brings folks in from outside of Needham. It also helps to stimulate our local businesses. If I could find a positive that came from the Covid-19 era, the easing of rules around outdoor dining options would be it.
Next up on the agenda was a preliminary update on the Linden Chambers housing project. The Linden Chambers community is a 152-unit complex classified as deeply affordable units, operated and managed by the Needham Housing Authority (NHA). The goal of the project over the next several years is to redevelop the 8+ acres of land to add another 100+ units to the existing 152. The existing units are smaller than what is considered standard today, (400 sq ft studios). They are in various states of disrepair. The representatives from Needham Housing Authority articulated that it makes fiscal sense to redevelop and rebuild rather than to salvage the existing buildings.
The NHA is concerned that with every year that passes construction costs rise substantially. The Planning Board suggested that the NHA continue to investigate all options. They also expressed concern that timing for a zoning change might be challenging given October’s Town Meeting deadline.
𝗠𝘆 𝗢𝗽𝗶𝗻𝗶𝗼𝗻: I used to help my friend deliver newspapers at the Linden Apartments when I was a teenager. The Linden Apartments were out of date when I was there in the 80’s. The apartments are long overdue for revitalization. The site is a large 8-acre parcel. In the coming months, there definitely will be work to do to study the project’s impact on traffic and wetlands. I would definitely want to solicit neighborhood feedback. I am excited to see the project’s final result. Needham should invest in deeply affordable housing.
See below in comments for more info on Needham's Housing Plan and more info on my campaign for Planning Board.
If you would like to learn more about Needham’s finalized housing plan, visit the following link: http://tinyurl.com/4z4w22ff
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