The urgency to address climate change has produced some progress in recent years, but not nearly enough. In the light of a federal administration determined to undermine climate action, state and local action is more important than ever. 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 they strive to transition away from fossil fuels in a just and 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.
1) 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?
Eric Greenberg
Yes, I share the concerns of Needham residents regarding teardowns and the size and scale of residential construction. These issues can indeed impact quality of life, affordability, equity, and sustainability in the community. However, this is a very tough issue and members of the community have differing opinions on how to address the problem.
The key will be to find a balancing point that will benefit the town and have community support. On one hand, if too much restriction is incorporated into a bylaw change, then the reduction in property value may be too much to bear. On the other hand, if there too little restriction, then there will still be too much “bulk” in housing which may contribute to keeping home prices prohibitively expensive.
To address this challenge in a fair and inclusive manner, I would propose the following:
1) Community Engagement and Feedback – A community-centered process for providing comment and feedback to the Large House Review (LHR) Study Committee is necessary because I have found that residents have opinions all over the map on this issue. The LHR Committee should consider the community’s input and propose several options for changes to the Zoning Bylaws. Given the recent zoning referendum, it is important to present options to the public for review and comment earlier in the process.
2) Analysis and Data Collection – Conduct rigorous analysis of how affected lots would be impacted, including potential property value reductions and decrease in the buildable square footage of a new construction. This would involve working with a variety of local experts to assess the potential effects on property values, tax revenues, and the overall character of the neighborhood.
3) Review of Policies in Neighborhood Towns – Additionally, I would consider zoning changes implemented in surrounding towns to identify best practices and potential solutions that could be adapted to Needham’s unique context. While each town is different with unique characteristics and challenges, it would be helpful to understand approaches taken by other towns, including changes that led to detrimental impacts. Still, any bylaw changes must make sense for Needham
Additionally, I’ve also heard from a number of residents who have been adversely impacted by flooding during and after the construction of large new houses. In addition, the unusually heavy rain we’ve experienced recently (especially in August 2023) has caused significant damage to many people.
Stormwater management is currently being studied by the town to improve the regulatory framework for construction of houses. This is the foundational element of success for addressing property damage caused by some large house construction and we need to consider the results of this study in bringing our regulatory requirements up to date. We can then impose reasonable conditions requiring developers to conform to the town’s regulatory framework for stormwater management.
Kenneth Buckley
I share concerns that older homes are being lost, especially since they tend to be more affordable. Options could be found through minor adjustments to zoning, such as definitions to floor area ratio, and possibly other parameters. Another idea might be to start a private/town funded renovation grant program for buyers that keep the existing homes.
I believe in working with the town residents to generate ideas that can preserve neighborhoods and allow the more economically modest home buyers a shot at purchasing and keeping existing housing stock.
2) 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?
Eric Greenberg
Affordable housing – and housing in general – is a major issue impacting Needham. While housing affordability affects all residents, I see three groups particularly affected: (A) new families trying to move to Needham, (B) empty nesters, retirees, and the 55+ community who want to downsize but stay in Needham, and (C) our town’s teachers, police officers, and firefighters. Low inventory, high mortgage rates, and skyrocketing prices over a long period of time have led to a perfect storm creating an affordable housing crisis.
When we think of affordable housing, there are generally two categories: (1) subsidized housing, and (2) easing of pricing pressures by increasing housing supply. Since affordable housing is a deep-rooted issue, we must pursue multiple policy paths to ease the pricing pressures in Needham. A multi-prong approach is necessary to produce more affordable housing.
- Passage and implementation of the MBTA Communities Base Plan.
- Updating our zoning bylaw to bring Needham into compliance with the Commonwealth’s new Accessory Dwelling Unit (ADU) Law.
- Chapter 40B and LIP Projects that work within our neighborhoods and receive broad community support.
Kenneth Buckley
For affordable housing, some of what I believe is in my first answer. I recognize too that some of the proposed requirements placed on housing for net zero adherence, can cause that housing to increase in cost. Preservation and net zero desires may need to find compromise.
One way to approach this may be found in crafting projects that could create smaller lot sizes, or potentially smaller condominiums for affordable ownership. These would naturally have a smaller “foot print”, along with being more affordable.
3) Do you see a need for a more varied housing stock in Needham generally? If so, what types of housing do you favor and how would you encourage their development?
Eric Greenberg
The trend of teardowns of small houses on small lots has significantly limited starter homes and downsizing options. As of the middle of March, there are currently 24 houses on the market in Needham with an average asking price of approximately $2,853,604. New families are getting priced out and the 55+ and empty nester communities are being priced out of downsizing in Needham. This is not sustainable for bringing in new families and keeping long-time families here.
Similar to the issue of affordable housing, there is no magic bullet to solve the issue. Again, we must aggressively pursue multiple policy initiatives (including all of the initiatives described above). Another good place to start is the December 2022 Needham Housing Plan. An immediate priority should be enactment of the Town’s MBTA Communities Base Plan which will encourage more multi-housing development, especially along Chestnut Street. The Planning Board must then assure the actual implementation of the Base Plan. Other priorities should include encouraging mixed-use development where appropriate in our retail centers, improving 55+ housing options, and supporting affordable housing projects.
Kenneth Buckley
I believe in a town-wide information campaign about what housing stock we have, so that when people discuss projects, we come from a place of knowing. I recently had discussions with Town Meeting members that were unaware that 18% of housing units in Needham are multi-family; and that doesn’t include duplexes found in many neighborhoods (duplexes don’t fit the definition of “multi-family”). Whether this is the right amount, or varied “enough”, is a matter the town should openly discuss. If elected, I plan to find ways to include more resident’s opinions in these important decisions.
4) Maximizing the tree canopy is one of the goals of the Climate Action Roadmap, which was completed in 2024. Many Needham residents have expressed dismay at the number of trees being cut down for new residential construction. How should the Planning Board respond to these concerns?
Eric Greenberg
I support the Tree Preservation Planning Committee’s review of the concerns of Needham residents regarding the cutting down of trees for new residential construction. I look forward to reviewing and considering the Committee’s report and determining what makes most sense for Needham. Any such process must include community review and input. However, it would be worthwhile for the Committee to consider the following:
- Offering incentives to developers who keep more trees in the planning for a new construction.
- Creation of a tree replacement program (onsite or offsite).
- Encourage tree protection measures during construction
- Consider the impact to natural stormwater drainage systems that trees provide.
Kenneth Buckley
I love trees, especially large trees. I have watched new construction decimate whole tree lines between houses. I also recognize that new construction can damage root systems, and therefore replacement may make sense in some instances. The town’s sapling program should possibly be combined with some recommendations that come with new building permits. I’m willing to explore many options here.
5) 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.
Eric Greenberg
Each and every one of the initiatives and proposals discussed above must be formed and implemented with close community engagement and involvement. The Planning Board must engage the public as early as possible in any planning process so that residents are heard before important decisions are made. The Planning Board should also encourage developers of multi-family housing projects to hold community meetings when concepts are presented and through the permitting and approval process so that community input is considered and incorporated.
As I’ve already mentioned, the Planning Board must rediscover its planning role. With community involvement, the Planning Board can help plan zoning changes for areas within Needham which will minimize impact on existing neighborhoods while balancing community values and needs, specifically in the area of housing.
Kenneth Buckley
I approach issues with a problem solver mind set. Both my engineering and business background have thrust me into many situations that were (and are) complex, with many stakeholders. I look forward to serving the town by understanding the details and facts of a situation, communicating those facts in digestible ways, and listening to the residents as to the direction we should take for the town as a whole.
