About | Needham Residents for Thoughtful Zoning

FAQ’s (Updated)

When the signatures for the voter referendum are submitted, when will we vote? The date will be set by the select board.

DO I vote “Yes “or No” on the 3,296-unit plan? Once the ballot measure is drafted, we can vote up-or-down on the article, as it was presented on October 21, 2024. We do not yet know how the question will be worded.

Will this prevent Needham from complying with the state law?

No. In fact, the petition calls for the town to comply with the state law. The law requires Needham to have 1784 units of multiple family housing, and we believe the town should fully meet that standard. Acting in good faith, we believe, the town will propose zoning that meets the required number of units quickly. The town always has the option of calling a special town meeting.

Where does the right for this petition come from?

The petition process is part of the Town Charter, which allows town voters to weigh in on any vote of Town Meeting.

Does signing the petition decide the issue?

No. It simply brings the issue to the voters, to give them a voice, and lets them vote for what they think is right for our town.

Why are the some groups strongly opposed to allowing our citizens to vote? Our town has granted us a charter for this controversial decision, which is significant—perhaps the biggest decision in a century. We, the citizens, cannot make our voices heard unless we have the opportunity to vote on it. If the Neighborhood plan is voted down, then the town can QUICKLY act to comply. That’s what THIS voter petition says. We should have a voice. Only 118 TMM’s voted for this out of 25,000 registered voters.Our understanding is that 40 did not vote or were not present.

Is this the only way to add housing to town?

No. We can always change our town zoning through the established process, which leaves the town greater ability to encourage the types and size of housing and buildings that we want. We can incentivize senior housing, work force housing and the preservation of business spaces. We can encourage building designs and features that improve our town.

But doesn’t this provide senior housing? What about affordable housing?

There is no provision for senior housing in the zoning. Projects of six units or more will be required to have 12 – 1/2 % of the units reserved for people who qualify for affordable housing.

There is no provision limiting the amount of rent charged for any other units. This is market rate housing.

But doesn’t this provide entry level housing? There is no provision for entry level housing in the zoning. This is rental housing. There is no provision limiting the amount of rent charged for any other units. And no limit on the number of occupants, no limit on bedroom size or number of bedrooms. This goes against our long-established written zoning regulations. This is market rate housing.

How big can the buildings be? How far set back from the street? Are there any design guidelines? Any requirements for trees or open space?

The zoning allows buildings as tall as 4 ½ stories, setbacks range from 10ft to 25ft. As of this update, we do not believe that the design guidelines have been drafted. As passed, this rezoning, permitting 3,296 units, gives developers control of what our town will look like.It’s essentially deregulation of our zoning.

What about the schools? Even the analysis used by the town shows that the rezoning will bring additional students and impact the schools. While the School Department says they will handle any additional students, the solutions suggested in the town materials are: larger class sizes, temporary classrooms, and the possible redistricting. Building a larger Mitchell School is also mentioned. In the town memorandum of April 22^nd.

The Town’s assumptions are just predictions. They are not facts. What if their assumptions are wrong? We asked and have not heard back, other than we’ll handle it.

Won’t it take years for any projects to materialize?

No. The owners of 100 West Street contacted town officials to get that property included in the new zoning. They were successful. The site may now hold a 4 story high building. The number of units are not limited in the new zoning bylaw. Other projects may come, too, both through private development or through state subsidy programs.

Are concerns about the proposed zoning changes actually efforts to block more housing? Are these really complaints made by so-called “NIMBY” believers? Absolutely not. Many of those raising concerns about the proposed zoning changes actually support more housing. The real issue is how these changes will impact Needham—both for those who live here now and those who hope to in the future. Everyone in Needham has a stake in shaping its future.

Labeling people with dismissive terms like “NIMBY” is not only unproductive, but it also distracts from legitimate questions and concerns. Name-calling discourages meaningful dialogue and silences voices that should be heard, yet it does nothing to solve the real challenges we face as a community. Constructive conversation, not divisive labels, is what will move us forward.

Is NRTZ opposed to multi-family zoning? No. Many people wish to honor the spirit of the legislation. However, they are opposed to four story, highly dense, housing projects located directly in the Heights, Center and Junction areas of Needham. They envision town homes (similar to 200-220 West Street or 797-805 Highland Ave, ) or condos which will bring in new home owners who can invest, build equity and generational wealth.

Is NRTZ opposed to the MBTA rezoning mandate? Updated: Some in the citizen group believe that Needham has made good progress with housing under the regulations (or bylaws) previously in place. On 10-21-2024, however, Town meeting voted unanimously to support the compliance base plan. NRTZ fully respects that vote and fully supports compliance with the MBTA Communities Act as indicated by town meeting.

This statewide housing crisis a result of years of poor policies and mismanagement by Beacon Hill? And now, are they trying to force towns like ours to fix the problems they created? Yes, that’s exactly the issue. Needham’s prosperity didn’t happen by chance—it’s the result of decades of thoughtful and deliberate zoning decisions. These policies have created a town that attracts residents who deeply value its quality of life and have invested heavily in their homes and the community. Now, the state, after years of poor planning and mismanagement of housing policy, is looking to shift the burden onto towns like Needham.

Should the state be allowed to undo the very decisions that made Needham the desirable place it is today? (Update: The Finance Committee’s report to town meeting stated we should “Walk Before We Run” – see link to their slides on Home Page). Instead of (Update: adopting the 185% over-compliance plan with) blanket solutions on local communities, the state should recognize that each town’s success has come from unique, carefully crafted policies that reflect the needs and character of the people who live there.

How can I visualize this proposed rezoning across Needham in a 3-dimensional modeling such that they typically do for rezoning, i.e. what will our town look like? Needham leadership is not showing residents the breadth and scope of this proposed rezoning throughout Needham Heights, Center and Junction areas. Their messaging is consistently “don’t worry, it won’t be built.” This proposed rezoning is very complex and varies throughout the length of Highland Ave. Through to Chestnut St., The 3 areas at the heart of our community.

(Update; Didn’t residents have a voice?) Why haven’t I heard of this, the largest rezoning of Needham since the 1940’s? HONE was tasked with broad community outreach. HONE mailed 2 postcards for 3 workshops. At workshop #1 citizens were told they could not ask questions or give public comment. Attendees were told to put stickers on charts. Many walked out.

At workshop #2 citizens were told that workshop #1 had informed the “Goldilocks Scenario” of small, medium and large rezoning plans. Attendees were then asked to vote on their first choice, second choice, etc. After voting, citizens were given 3 given minutes to speak and were told by the HONE co-chair “this is not a dialog.”

Why did elected leaders oppose seeking a 3^rd party independent analysis (study) of the Capital Costs, for the rezoning proposals? We do not know what they were/are fearful of uncovering. Perhaps, hundreds of millions in unfunded Capital improvements required to support this proposed rezoning?

Who opposed the citizen effort to bring in an independent 3rd party consultant to“obtain factual capital cost information before town meeting is scheduled to vote on rezoning? (Update: This information would have helped to inform town meeting)

We’re being told that only a small percentage of this housing will actually be built. Our research shows that developers are already positioning their firms to seize on this once in a lifetime opportunity. Many understand this rezoning “by-right” is a “Developers Bonanza.” Needham has high value land with access to Boston, great roads and great schools. Lexington’s zoning was approved by the state in December and they quickly had (Update: a growing number of proposals) for developments. In many of these similar desirable suburban towns, property owners are receiving offers before the rezoning is in place.

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