[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6123462,"mediaKeyId","2689676-9908770e88c57e7b67af2fb9b0d4b719","parentId",2689676,"title","Needham Planning Board debates how to measure floor‑area ratio for homes and commercial buildings","audioSeconds",1495,"startMs",42000,"endMs",1537000,"viewUrl","/Search/View?dp=1&key=2689676-9908770e88c57e7b67af2fb9b0d4b719&start=42&end=1537","thumbnailUrl","https://assets.pipeline.soar.com/2689676-9908770e88c57e7b67af2fb9b0d4b719/thumbnail_42000.jpg","articleUrl","/articles/6123462/Town-of-Needham/Norfolk-County/Massachusetts/Needham-Planning-Board-debates-how-to-measure-floorarea-ratio-for-homes-and-commercial-buildings","mediaUrl","https://secure.pipeline.soar.com/6123462-6a150147ae06cc8a76171b7f7aa206d6/orig.mp4?Expires=1770440162&Signature=gRhQFWiihrsjGahC8QMQHYpbQrAKt9k0ja2kKtAQnQgi6GnH9J8HvrTQba~ad6XH72Qp9JlKvPR9tUeUIKrSPH~6mOg7Q6O72DebfFyvkiRZNBI9tu42Qm3YmQOIuyOh-uy-jMqRIwtk9DgH-Zgr9dkDsItfkczz9z6NtO8JeA4j9N66HrxNbkivv-UyTt3lhqHYECTy5OPjIwoluvktZBoWR-Vs4P0cg-zzpOJ~pR9rkUux3wtlpwCc5xq3~GFfpOlFlIozckXkwBDWgGGNoMlQ0gaGGvrDx0Q2lrgrgm2HB0FxgkCDrfELUrn37Zxd~xc3RdczrcvQ9uogvxTZjw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Needham, MA","date","2025-03-19T00:00:00Z","article","Natasha Spada, chair of the Needham Planning Board, opened a March 18 discussion with Joe Prondak, project building commender, about how the town measures floor‑area ratio.

The dispute centers on two bylaws that define floor area and gross floor area differently and on whether interior open spaces such as atria, open stairwells or “open to below” second‑floor overlooks should count toward FAR. \"The definition of FAR says, that we measure to the exterior faces of the walls,\" Prondak told the board, summarizing the core textual language under debate.

Nut graf: The difference matters for both residential large‑house reviews and commercial projects because counting an open second floor as an additional floor increases calculated FAR and can trigger limits on building bulk, parking requirements and special permits.

Board members said the bylaw text is internally inconsistent. Paul Albert, Adam Block and Artie Crocker all said the definitions currently in the zoning text treat similar terms differently in separate sections, producing contradictory outcomes for residential versus commercial projects. Crocker noted the residential section excludes basements, attics and certain accessory spaces, while the general commercial definitions do not use the same exclusions.

Prondak and members walked through examples. He described a hypothetical house with 1,000 square feet on the first floor and 500 square feet on the second floor that is open to below; using the current definition measured \"from the exterior faces of the wall,\" the town would count the vertical shell twice and include the open second‑floor area in FAR. He said previous building commissioners historically applied that reading and that led to different practical outcomes in residential and commercial projects.

Board members and Prondak discussed how the measurement affects parking and reuse of commercial buildings with atria. In one commercial example cited to the board, counting an atrium as additional floor area would change parking calculations and other permit thresholds. The board also discussed the policy intent: whether FAR should regulate visible bulk (the exterior shell) or the amount of interior, habitable floor area.

The Large House Review Committee was identified as the forum to craft a formal revision. Board members and Prondak agreed the bylaw text needs cleanup and clearer, district‑specific language. For the short term, Prondak said he will handle proposals \"case by case,\" applying his interpretation that the code measures to exterior faces while recognizing the inconsistency must be fixed at Town Meeting or via the Large House Review Committee.

Ending: The board did not adopt an interim bylaw change at the meeting; members asked staff to document the inconsistent definitions and urged the Large House Review Committee to develop clarified language for potential town‑meeting action in the fall. The building commissioner said he would apply the current text conservatively and bring ambiguous cases back to the board or committee as needed.","mediaType","Video","parentTitle","Town of Needham: Planning Board 03/18/2025","oneSentenceSummary","Natasha Spada, chair of the Needham Planning Board, opened a March 18 discussion with Joe Prondak, project building commender, about how the town measures floor‑area ratio.","taxTitle","Town of Needham, Norfolk County, Massachusetts","taxId",54445,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6123457,"Needham hearing: 15 trees to be removed for South Street water‑main and stormwater work; town plans to replace trees",677,1655000,2332000,"/Search/View?dp=1&key=2689676-9908770e88c57e7b67af2fb9b0d4b719&start=1655&end=2332","https://assets.pipeline.soar.com/2689676-9908770e88c57e7b67af2fb9b0d4b719/thumbnail_1655000.jpg","/articles/6123457/Town-of-Needham/Norfolk-County/Massachusetts/Needham-hearing-15-trees-to-be-removed-for-South-Street-watermain-and-stormwater-work-town-plans-to-replace-trees","https://secure.pipeline.soar.com/6123457-3a498d8fda81fb7f769c68e2fed6216a/orig.mp4?Expires=1770440162&Signature=DqxarUNdDWWnL24uZn1lizAls~a6aseJCmguHEroIIHKnsK6i1DH12DIxbKL~GhTf7Av-HvCtr6vLxnGXzJ7TZgBw69J7bgZYJKZTYZ2NrS8Ma~xLv0-uYRjvqQZPxmeFqcvE58eel3-kfgw9Pmi4EPq7Mq8YZ2jMfgaewPRhnQMLs9ppowQrT49wiVFdUO50n4EwL6oJLd2TbH4qOVNjPfiyNmUYN4rBffwEHRcDSXXldoo7gl1i~8DbY63YEcmAIbGCETggYiivaI3o5hwelSP-2f4~-37vycrnie3JoiShyE19RRjOywC6OFJTsGAuIy7WCwgvtMf1oHZvREjoQ__&Key-Pair-Id=KUT5TJCACFTXG","At a public hearing March 18, Justin Saviano, the town engineer, and Edward Olsen, superintendent of Parks and Forestry and the town tree warden, told the Needham Planning Board that 15 trees must be removed to allow a South Street water‑main replacement and associated stormwater treatment work.

Nut graf: The work includes stormwater best‑management practices intended to treat runoff before it reaches resource areas and the Charles River; the town said it will pursue roughly a 2:1 replacement (about 30 trees) and coordinate new plantings with affected residents and Parks & Forestry so replacements do not conflict with infrastructure.

Saviano told the board the trees slated for removal are concentrated in a few locations related to underground structures and to the existing route of the water main; one privately owned property will be directly affected, while the remainder are in the public right‑of‑way. \"In total, there are 15 trees,\" he said, and the project team presented locations and condition assessments to the Select Board and Parks and Forestry in advance of the hearing.

Edward Olsen said many of the specimens are invasive species or trees in failing condition, including elms affected by disease and a stand of regenerating black locust that he described as undesirable. Olsen told the board the plan is to remove the poorer condition and invasive specimens, install the stormwater structures, then plant native species such as serviceberry, river birch and red maple. He estimated about one‑third of the 30 replacement trees may be planted near the immediate project pockets, with the rest sited elsewhere in town.

During public comment, one resident, Floyd Alwan of 1125 South Street, asked whether his property had been identified for tree removal; staff replied only one resident would be directly affected (a white pine and a dying red maple at 1115 South Street). Saviano said affected property owners were notified by mail and that project staff had gone door‑to‑door.

Board discussion focused on ensuring replacements preserve the scenic road character. Planning Board members pressed that, because South Street is designated a scenic road, replanting should prioritize restoring the street frontage and that final replacement locations should be worked out with abutters and Parks and Forestry. Saviano and Olsen said the project team would avoid planting proximate to stormwater structures and would consult neighbors about on‑property replacements.

The Planning Board closed the hearing by voice vote after no additional speakers appeared. Ending: Staff said the project will return for a subsequent Planning Board agenda item once plans have been updated to reflect technical details discussed and the locations of proposed tree replacements.","At a public hearing March 18, Justin Saviano, the town engineer, and Edward Olsen, superintendent of Parks and Forestry and the town tree warden, told the Needham Planning Board that 15 trees must be removed to allow a South Street water‑main replacement and associated stormwater treatment work.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6123453,"Planning Board recommends ZBA explore moving 105 Chestnut 40B building back to create streetside buffer",3102,2366000,5468000,"/Search/View?dp=1&key=2689676-9908770e88c57e7b67af2fb9b0d4b719&start=2366&end=5468","https://assets.pipeline.soar.com/2689676-9908770e88c57e7b67af2fb9b0d4b719/thumbnail_2366000.jpg","/articles/6123453/Town-of-Needham/Norfolk-County/Massachusetts/Planning-Board-recommends-ZBA-explore-moving-105-Chestnut-40B-building-back-to-create-streetside-buffer","https://secure.pipeline.soar.com/6123453-6676eda6a9637fbe4a6f5c75ba15d1f7/orig.mp4?Expires=1770440162&Signature=lpRlufERY7eeRXDp4dw3vk8sCeJtCddgVY8uSawO57QVPDzYqFs6z~EFcoKfrflSrdOkRsSMAwkvW~hplsaeeI0q4Pt-zXwnLlugb4QwgXlC17FAddXSY42Qqinj~cUfvihjO9AhocgwmwlGO1odY~A9X7GsNvve9N2BZjJSlaC1-otZ-rTuLXtVVFxchxUKeXv2dX4ctYIh0XxeLAduC3jWfioWMmJXNmQHl-vivoCQVvE--Fs-QZTAMjX2mggZYMEAk0TwInKMK4GvQfZRnzY8ynDTBfXu1SD867lLz48I-94nNXOHyHcNzPsTriY4fslnY1Kvf07lu6ZBeKlRRg__&Key-Pair-Id=KUT5TJCACFTXG","Joyce Junta Jr., representing Needham Enterprises LLC, introduced a Chapter 40B proposal for 105 Chestnut Street on March 18. The developer, Matt Borelli, and architect Scott Melching were present to describe a proposed new three‑story building with six residential units, two of which the team said would be affordable.

Nut graf: The project is being pursued under Massachusetts General Laws Chapter 40B (the comprehensive permit) because the existing lot is nonconforming (about 6,200 square feet with roughly 40 feet of frontage), and under current zoning the site cannot accommodate residential on the first floor or the proposed density without relief. The applicants presented site plans that place parking at the front of the lot to achieve six full‑size spaces and a handicap space; board members raised pedestrian‑experience and landscaping concerns tied to that layout.

Junta, Borelli and Melching described the proposal as a three‑story building with two units per floor, common laundry on each floor and two units designated affordable (one on the first floor, one on the third floor). The applicants said initial calculations showed the FAR within the Chestnut Street overlay allowance after adjustments for the basement; they acknowledged the plans require waivers from underlying Chestnut Street Business District provisions (first‑floor residential use, stories allowed, density and FAR exceptions) and said they had requested eligibility from the state as a Local Initiative Program (LIP) project.

Board members questioned the building setback and the placement of parking. The submitted plan sets the building back roughly 75 feet from Chestnut Street to gain front parking and maneuvering area; board members said that large setback weakens the desired Chestnut Street street edge and asked whether moving the building and parking rearward could create at least a narrow, landscaped buffer along the sidewalk. Several members noted the site’s narrow lot makes layout tradeoffs difficult; the applicant said prior designs that put the building at the street line yielded unusable parking geometry and reduced unit functionality.

Edward Olsen, superintendent of Parks and Forestry, and the applicants discussed existing trees along the abutting property line. The applicants acknowledged that redevelopment and foundation excavation may damage roots and that several adjacent trees could be lost. They said they would work with abutters but offered no binding guarantee; board members asked that applicants enter a written agreement with abutters if landscaping or significant trees are damaged.

After discussion the board voted to send a recommendation to the Zoning Board of Appeals that the ZBA \"explore moving the building and the parking lot back (possibly to the lot line) to create a landscaping buffer on Chestnut Street,\" and otherwise expressed support for the concept with that request. The recommendation passed by voice vote.

Ending: The project will proceed to a formal ZBA hearing; planning staff and the applicant will work with engineering and design review to refine parking, landscaping and FAR calculations and return materials to the ZBA and the Planning Board for subsequent review.","Developers presented a three‑story, six‑unit Chapter 40B project at 105 Chestnut; the Planning Board recommended the Zoning Board of Appeals consider moving the building and parking rearward to create a streetside landscaping buffer and asked that applicants coordinate with abutters on replacement or preservation of trees that may be affected.","actionData","errors"]

Article not found

Needham Planning Board debates how to measure floor‑area ratio for homes and commercial buildings

Needham hearing: 15 trees to be removed for South Street water‑main and stormwater work; town plans to replace trees

Planning Board recommends ZBA explore moving 105 Chestnut 40B building back to create streetside buffer