Safeguard Needham from Proposed Rezoning How will this impact you? ... and your housing?

FAQ’s

Is NRTZ opposed to multi-family zoning? No. Many people wish to honor the spirit of the legislation. However, they are opposed to three and 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.

Are we opposed to the MBTA rezoning mandate? Yes, we are opposed to mandated zoning for 3 and 4 story, highly dense housing. We 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.

Question: Isn’t the 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?

Answer: Can Needham really be expected to solve a statewide housing crisis that has arisen from Beacon Hill’s years of mismanagement? The answer is clear: NO. Needham’s prosperity is a direct result of decades of thoughtful, careful zoning regulations. Needham has attracted residents who value the town’s quality of life and have made significant investments in their homes and the community. Should the state now be allowed to undo the decisions that have made Needham the desirable place it is today?

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.

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?   Town Leaders, in unison, led by Select Board Member & Housing Co-Chair, Finance Committee & Housing Working Group Member, influential MBTA compliance proponent& former Select Board member, Chair of the Planning Board and local realtor, and School Committee Chair.

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  4 proposals for developments. In many of these similar desirable suburban towns, property owners are receiving offers before the rezoning is in place.