Residents Have Say on ‘Large Houses’

June 11, 2025
• Residents at a public meeting expressed support for some actionable measure on large houses in Needham, such as a change to the zoning bylaw, but questioned the “unintended consequences” that could come with it.

As new, larger homes replace older, smaller ones in Needham, affordability, climate change, property values and Needham’s own character have emerged as central concerns. A public hearing held Monday solicited feedback regarding large houses in an attempt to address these factors.

Charged with examining the impact of new developments and home upgrades, the Large House Review Study Committee held its first listening session at Powers Hall, wherein residents formed breakout groups to discuss concerns and ideas.

“As Needham is essentially built out, almost all new homes are built on lots created by the demolition of existing homes,” Co-Chair Moe Handel said. “Public contribution through these community meetings will provide the crucial framework for the committee’s work and your input in this and subsequent sessions will be factored into the final report recommendations to the Planning Board.”

Officials say the construction of large-scale homes has accelerated in the last five years, following a bylaw change in 2017 that defined floor area ratio. A citizens’ petition last spring aimed to include basements and third floors in the town’s FAR calculation, but Town Meeting referred it back to the Planning Board for further review. The petitioner, Joe Matthews, is now a member of the Large House Review Study Committee.

Since 2017, the town has not taken action on the issue, to the dismay of some homeowners. The committee intends to review its current FAR definition “to determine whether it is too permissive.” (The Needham Channel examined FAR last spring, which you can watch here.)

During the listening session, some participants voiced concern for the current FAR, noting that livable space should be included in those calculations. A bylaw change could reduce new home footprints and thereby allow for more families to move to Needham, a community that was once a more affordable option than surrounding towns, committee member Rob Dangel said.

More expensive homes could also impact the town’s demographics, participants said.

“I think there was a general consensus that we wanted Needham to be more open to people from all walks of life,” Dangel said after the breakout session, “and what we’re seeing with the large houses yields a lack of options from an affordability perspective.”

Those intending to age in place and downsize could also be left without options, some groups said.

Teardowns also result in tree loss, which poses an environmental risk — trees absorb water and mitigate runoff, thereby reducing flooding. Neighbors report clear-cutting of lots, Dangel said. An increase in impervious area — surfaces that can’t absorb water — was also mentioned as a concern. Needham faced an extreme flooding incident in August 2023 and could see an increase in similar weather events due to climate change.

New builds are also changing the appearance of Needham residences. Participants opposed the design and aesthetic of new homes and how they fit into the neighborhood.

“There was a concern about looking up at a castle,” committee member Marianne Cooley said.

Needhamites may be familiar with a “sense of impending doom” when it comes to older homes, Handel said, fearing that they soon will be knocked down and replaced.

Regulating large homes, however, poses an adverse risk to current homeowners who may suddenly fall out of compliance, as well as to property values, residents warned.

Town Meeting member Gary Ajamian said the 2017 bylaw change triggered teardowns and that the town should express caution and “watch out for those unintended consequences,” such as a reduction in home values and a negative impact on tax revenue.

While home size may have changed, the way some families use their homes has also changed, resident Mara Hicks said. Adult children may live at home, dual-income families are moving to Needham and residents may work from home, all of which necessitate a larger home footprint, Hicks contended.

“I think that if we are starting to restrict certain things, we’re going to prevent people actually from being able to use a house the way they need to,” she said, “and they’re going to go somewhere else and possibly not come to Needham because they can’t build what they need.”

The committee plans to hold additional listening sessions this fall and connect with similar communities to learn how they’re approaching the issue. The town is also circulating a survey on the matter, which is open until end of day Monday, June 16.

The committee will report their findings to the Planning Board, which would finalize a zoning bylaw amendment before it appears at Town Meeting, likely next spring.

Most participants appeared in agreement for some regulation around teardowns, but Ajamin pointed to one aspect residents could get behind.

“One positive consequence is we now have a band, a rock group called The Teardowns in Needham. They’re outstanding,” he said. “Maybe you could invite them to the next meeting.”