Given the climate crisis, the next 10 years may turn out to be the most important decade of the 21st century. In an effort to avoid the worst effects of climate change, Massachusetts has set ambitious goals to drastically cut carbon emissions by 2030, on the way to zero net emissions by 2050. For cities and towns, this undertaking will bring not only challenges but also tremendous opportunities as we transition away from fossil fuels in a just, fair way that benefits all residents.
The Planning Board will play an increasingly important role in our response to climate change. Buildings produce over 1/3 of all greenhouse gas emissions. Buildings and land use choices have long lives. How, where and what we build now will set our trajectory for decades.
Each question is followed by the answers as submitted by each candidate. We have also provided each candidate’s complete responses in separate PDFs for your reference.
1) Buildings represent up to 40% of greenhouse gas emissions. Addressing the climate crisis requires transitioning to net-zero buildings and increasing the resilience of our built and natural environments. What are your priorities for the Planning Board to help achieve those transitions?
Adam Block
My priorities for the planning board include the creation and adoption of a series of climate-smart zoning reforms in the near, medium and long term. These reforms will have beneficial environmental impacts on residential, commercial and institutional development. I believe in increased sustainability across all sectors of development both by right and by special permit. I support a tree bylaw and other similar initiatives that protect our natural environment. Months before this campaign, I committed to Stephen Frail, Michael Greis and Nick Hall that the planning board will hold public meetings with the CAPC and Green Needham to devise a successful roadmap for implementation.
Rob Dangel
I believe commercial buildings and major project developers need to do more, and that starts with creating design standards within our bylaws with specific environmental requirements. Designing to meet net-zero building and resiliency in our environment can take many forms. It’s important to look at each project and design them to be flexible, economically-managed, and right-sized for Needham. It is also important to include key design strategies in order to improve indoor airquality, minimize grid dependency, and meet high performance design initiatives, preferably LEED Gold or higher.
In addition, Needham should prioritize the use of sustainable materials in projects. Thoughtful building designs should have the longest life possible and include elements of green buildings such as green roofs, solar, and greywater systems. Landscape planning should be focused on native vegetation that requires less water and lower maintenance. Preservation of green space should be a priority, and Needham should adopt a tree preservation policy that will protect mature trees during demolition and development. In conjunction with this, Needham might consider establishing a “tree bank” which would ensure that if mature trees are removed, a deposit is made into a town-administered fund to plant new trees.
Ultimately, in order for net-zero to be realized, we must encourage Eversource to prioritize upgrading the grid infrastructure across Needham. I will work with all stakeholders in town to further realize this goal.
2) Massachusetts has introduced a new opt-in net zero energy code for new construction. There is a growing consensus that communities should require new construction be fossil-fuel free, net zero energy. Would you support this requirement? Will you support Needham adopting the new net zero code?
Adam Block
Broadly speaking, I support the adoption of the net-zero energy code for new construction. As with the stretch energy code and the underlying building code, the new net-zero code is the jurisdiction of the building department. The town should hear from the Building Commissioner on the specific impacts adoption will have across residential, commercial and institutional segments. We should be aware of the challenges that arise in implementation so we can devise sensible solutions.
Rob Dangel
As an early adopter of solar energy and electric vehicles, I support electrification in many aspects of our daily lives. I am a big proponent of geo-thermal heating, and support and encourage its adoption on a larger scale. In order to achieve wider adoption of fossil fuel free buildings, our energy distribution grid must be ready to accommodate it. With thoughtful architectural design, it is very possible and practical to build new homes that are fossil free. Builders and architects need to commit to using solar wherever possible and adhering to strict insulation values.
3) Installing solar parking canopies currently requires a special permit. Would you support making this important clean energy option as-of-right?
Adam Block
I support solar canopies by right. Different size canopies can have differing impacts on neighboring properties. I support consulting with our Building Commissioner and town engineer to understand the varying impacts and their solutions and implement those solutions as conditions as part of the permitting process. We need to be thoughtful and intentional about canopies across various districts.
Rob Dangel
Absolutely. Parking lots represent a substantial underutilized resource regarding solar energy. The town should adopt a bylaw that allows these solar canopies by right, which in turn would not only produce power, but also reduce snow removal costs, keep the stormwater runoff cleaner, and have the added benefit of providing shade to the vehicles parked beneath them. Any bylaw adopted would need to be reviewed by the building and fire departments. To address resident feedback, public hearings should be held before it is codified. It is important to communicate and educate the community, study what other towns have done, and look at what is necessary in order to protect our town’s environmental resources.
4) Teardowns and the size and scale of residential construction are concerns to many Needham residents because of impacts on quality of life, affordability, equity and sustainability. Do you share those concerns? How would you approach addressing this challenge in a way that is fair to all stakeholders?
Adam Block
Tear downs represent approximately 1.25% of our single-family housing stock, which is in line with the natural conversion of older homes into new construction homes. As a Realtor, I know first-hand that contractors look for and acquire homes that have substantial deferred maintenance. When homes, even smaller homes, are in good condition, homeowners have a natural market incentive to sell to end-users because they will pay a higher price to acquire the property than a developer will pay. Homes of any size that are well maintained preserve their value. I see tear downs as distinct from large house construction.
I do share the concern that many new construction single family homes are disproportionately larger in relation to the size of the lot as compared to the home that was torn down. I welcome an opportunity to discuss various tangible strategies that can make a meaningful impact with all stakeholders.
Rob Dangel
I share concerns around the size and scale of houses on lots that leave very little green space. Needham did go through a Large House Review process and adopted bylaw changes in 2017, which created some benefits, but it is time to do more. Needham should consider modifying the current zoning and use elements of Wellesley’s large house review process as a guide. We should restart the discussion in earnest, and bring all stakeholders together, to balance the equity, affordability and sustainability of any housing bylaw changes.
5) The harms from climate change will fall disproportionately on those who can least afford it. “Just Transition” is the term used for ensuring that all communities and individuals participate in and benefit from the transition to a net zero economy. Creating more and varied affordable housing is arguably the most significant contribution Needham can make to the “Just Transition” and is also a community priority. How will you advance the creation of more affordable housing in Needham? What specific kinds of housing are your priority?
Adam Block
We need to diversify our solution to affordable housing challenge across the public and private sector. I support zoning reform that brings Needham in compliance with the MBTA Communities Act by enabling additional housing options along our transportation and commercial spine of the town, by right. Compliance is one piece yet creating enough incentive for developers to act is another piece. I also support the Needham Housing Authority’s plan to replace its outdated units. I further support additional independent senior living units as well as workforce housing units.
Rob Dangel
The Planning Board needs to facilitate the zoning changes required for the Needham Housing Authority Master Plan, adding deeply affordable housing units. Needham should prioritize Independent Living and Affordable Housing. If we could provide a large enough quantity of Independent Living Units, seniors who are staying in their current homes due to a lack of affordable condominium and apartment options, could then have the opportunity to downsize and stay in town.
Teardowns continue to deplete the stock of small and midsize homes available for purchase in town. Any bylaw change which could reduce the teardown quantity would maintain downsizing opportunities. The existing ADU bylaw should be broadened. The definition of who can live in an ADU needs to be expanded beyond family and “caregiver”. I also support the vote that Town Meeting cast in 2021 related to the Avery Zoning overlay district, to allow for Independent Living and Affordable Housing. Our Town Meeting members voted to approve a specific use case for that property and the spirit of that agreement should be implemented. It is important that the Planning Board follows through with what is approved by Town Meeting.
6) Please address anything else you’d like to include to let voters know how your service as a Planning Board member would further sustainable practices in the Town of Needham.
Adam Block
I have significant experience on the board. In just three years, I have led 4 successful zoning changes through town meeting and adjudicated more than 40 special permits and subdivision applications. Over that time, I have won over the confidence of my peers as a highly effective leader. That experience is critical because it enables me to move the board into action without delay. I am seeking re-election to implement a regular planning cycle for the town that is integrated across multiple departments and includes key stakeholders, including residents and community groups, to establish policy. I am also working towards a series of climate-smart zoning articles. I intend to begin presenting the first articles in October with more to come over the course of the next several town meetings.
Thank you for the opportunity to participate in this submission that helps inform voters.
I would be happy to speak with Green Needham as a body and/or members anytime.
Rob Dangel
If elected to the Planning Board, I would look at any special permit opportunity to empower the Board to set a higher level of efficiency standards. If the economics of a project allow the increased energy efficiency of buildings, it should be a goal to build to Gold or Platinum LEED standards. I would seek opportunities to replace fossil fuels on projects with Air Source Heat Pumps or Geothermal Heat Pumps. I would encourage the creation of green space beyond minimums. This would certainly help the environment, reduce our heat deserts, improve groundwater infiltration, carbon capture, and positively affect air quality. I would never hesitate to use my position on the Board as a platform for education and advocacy to improve our town’s environmental quality.
