[{"_1":2,"_87":-5,"_88":-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],{"_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",6180996,"mediaKeyId","5115451-16b2e8b7a5f59f9bcfb19159b3d3a05f","parentId",5115451,"title","Needham committee approves scope for modeling FAR, lot coverage, height and setbacks; adopts revised FAR definition for study","audioSeconds",3209,"startMs",2775000,"endMs",5984000,"viewUrl","/Search/View?dp=1&key=5115451-16b2e8b7a5f59f9bcfb19159b3d3a05f&start=2775&end=5984","thumbnailUrl","https://assets.pipeline.soar.com/5115451-16b2e8b7a5f59f9bcfb19159b3d3a05f/thumbnail_2775000.jpg","articleUrl","/articles/6180996/Town-of-Needham/Norfolk-County/Massachusetts/Needham-committee-approves-scope-for-modeling-FAR-lot-coverage-height-and-setbacks-adopts-revised-FAR-definition-for-study","mediaUrl","https://secure.pipeline.soar.com/6180996-76939b6cf7b64dd16303ed14863edbc8/orig.mp4?Expires=1771139835&Signature=QeEvHjmh~Yw-8bIpWgxo7VjX2XU-QOv73xWvMRDsbIDzjDvPMSPq-6XSLjjok9m67nwOtNkJGFnjk~JcV6w0RALkxvCcfjiYP8cdcABuKD5CXp~3G5wmWHgzh3CKMBONmQiU5an~2f03CcfxQ7IZ2-Ep3yy1UheNTWKwuDEZwBiwgc92IuyPqmt7AGU6ilcBcSdYF8I6-W6sGiAoW3iPRNMowArU3xSnG~ByL9CY7kH7JUKXYXnBwMUqjAjhb80fxlyXMldqWiH9XpCao0tVB8D6znQtJiJ~fHTbW8SA~0q6s1uaLPOeUu1KS1y6mXxqY6wCDr3SMzTKhsJ~1TBjAw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Needham, MA","date","2025-07-02T07:24:46.41Z","article","The Needham Large House Review Committee voted to move forward with consultant modeling that will test revised definitions and numeric limits for floor‑area ratio (FAR), lot coverage, height and setbacks and to adopt a working definition of FAR for the modeling exercise.

The committee’s motion directs consultants to treat FAR as including the first, second and third floors plus the garage regardless of which floor the garage occupies, and to include exposed basement area that meets the committee’s existing exposure threshold. Committee members expressly left numeric targets (the exact FAR number, coverage limits and setback measurements) to be determined by modeling scenarios the consultant will produce.

The nut graf: By fixing the measurement approach up front — what counts toward FAR — the committee intends to ensure modeling compares consistent house volumes and visual impacts across scenarios. Members stressed the work is exploratory: the committee will consider multiple FAR/coverage/height options, then present visual models to show how each change would alter typical Needham houses.

Committee members debated whether basements should count toward FAR. Joe (Committee member) argued the principle that \"the whole concept of FAR is to count space where people are living and habitating,\" and favored counting basements that meet exposure/habitable criteria. Others warned that counting basements could be made equivalent to the same outcome by simply adjusting numeric FAR and coverage limits; several members said modeling will show whether counting basements changes design outcomes in practice.

The motion — to proceed with consultant modeling using the revised FAR definition (first/second/third floors, garages wherever located, exposed basements under current exposure criteria), and to study corresponding lot‑coverage, height and setback adjustments — was seconded and approved in a voice vote. Committee members recorded during the vote: Joe opposed; Moe, Bill Paulson, Paul, Oscar, Chris and Rob voted yes; Jean did not explicitly record a no vote during the roll call and the chair declared the motion carried with one dissent.

The committee also discussed implementation details the model will test: reduced maximum heights (the working proposal for modeling is a 33‑foot example), front‑setback rules tied to existing neighborhood setbacks in some areas (a Wellesley‑style approach), and how to treat garage placement and roof forms in relation to solar access. Members asked staff to prepare sample parcels and four visual exhibits so the consultant can show three alternative reductions plus a baseline for comparison.

Next steps: the committee reissued the consultant RFP for modeling and expects proposals imminently; a separate fiscal‑impact RFQ is planned. The committee also agreed to keep an option for a special‑permit or large‑house review pathway as a possible “safety valve” for exceptional cases, and to consult builders and other stakeholders while the modeling proceeds.","mediaType","Video","parentTitle","Large House Review Committee 06/23/2025","oneSentenceSummary","The committee voted to instruct consultants to model changes to floor‑area ratio, lot coverage, height and setbacks and to use a revised FAR definition for the modeling exercise that counts first, second, third floors, garages wherever located and exposed basements under existing exposure criteria; the motion passed with one dissent.","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},6181001,"Needham committee says public meeting and online survey show widespread concerns about large homes",1780,108000,1888000,"/Search/View?dp=1&key=5115451-16b2e8b7a5f59f9bcfb19159b3d3a05f&start=108&end=1888","https://assets.pipeline.soar.com/5115451-16b2e8b7a5f59f9bcfb19159b3d3a05f/thumbnail_108000.jpg","/articles/6181001/Town-of-Needham/Norfolk-County/Massachusetts/Needham-committee-says-public-meeting-and-online-survey-show-widespread-concerns-about-large-homes","https://secure.pipeline.soar.com/6181001-223c6aa1ae2397643e2d3e3afa911346/orig.mp4?Expires=1771139835&Signature=WsU-w0-Rl3pd3I2HzGIYdJhx1lAwnMjAortQ9U4RRzBV5gdZQx81wmGMYN0hlfifVPTfUboDWEZs5qrlF85Z54IVAUkEeHn2lJvP6woydqWMoB1b8F9GSH~rjRHCcxHe76fHfEKAKLe6SjDuYjms~Sx77vFgrRPFhv8~uFnFMrwyekUvNVypkj4uwWUEI7t9fGZmIWLLFu0pAXQ0ypmP7M1uRX15kBWhFZZ7TpNABBceNj4GOOPNQ865-pMh~cRPISTdgp7IpjoB9GdsrGkMJDvxJCKY2shTJpozkqiuNpXe2hkm-zyUzt0~1KcHiA6AwlXr8THBTQyK6HBOxvjrDg__&Key-Pair-Id=KUT5TJCACFTXG","The Needham Large House Review Committee said residents who spoke at a June community meeting and those who answered an online survey raised recurring concerns about the size and siting of new homes, mature tree loss, stormwater runoff and shrinking numbers of starter homes.

Committee co‑chair Jean (Co‑chair, Large House Review Committee) opened the debrief and committee members reviewed notes and summaries from the in‑person meeting and the virtual breakout sessions. Committee member Paul summarized the online instrument: “I’m coming up to account for 1,155 individual responses to the survey. I I think it’s a decent number,” he said, and reported the survey returned nearly 2,000 written comments.

The nut graf: While the committee heard similar points at the public meeting and in the survey, members cautioned the responses are self‑selected and do not by themselves establish town‑wide opinion. Members nonetheless said the survey and meeting reinforced that a sizable group of long‑term residents are concerned about visual bulk, lot coverage, trees and drainage problems linked to teardown/rebuild projects.

Committee members described the range of resident concerns. Several speakers and survey comments emphasized loss of mature trees and local drainage impacts, which many residents equated with changes in lot grading and exposed basements. Rob (Committee member) said preservation of prewar neighborhoods and the possibility of creating historic districts were mentioned repeatedly in breakout groups. Joe (Committee member) summarized the online session and estimated the virtual attendance “oscillated between 40 and maybe 50” participants and that about 15–16 people spoke during the session.

Survey results cited by Paul showed 76% of respondents agreed Needham “has a large house and/or tear‑down issue,” and about three‑quarters agreed the town should regulate home size differently than it currently does. Other headline numbers the committee reviewed: a reported 72% of respondents disagreed that lot coverage for new homes is acceptable, and roughly half said they had been negatively impacted by large homes or tear‑downs. Committee members also noted respondent demographics skewed toward long‑term residents: about 50% reported living in Needham more than 20 years.

Members urged caution interpreting the figures. As one member noted, the survey is self‑selected and a different methodology (random sampling or outbound calls) would be needed to make statistically valid, town‑wide inferences. Still, several committee members said the responses align with complaints that prompted formation of the committee and warrant further study.

The committee also logged several recurring technical themes for later work: definitions and measurement of floor area (how living space is counted), whether exposed basements should be included in bulk measurements, lot coverage versus floor‑area ratio (FAR), front and side setbacks, garage placement, and the interaction of energy/renovation codes with incentives to tear down. Members asked staff to collect more objective data where possible — for example, pre/post school‑age occupancy on lots that have been redeveloped — to help quantify fiscal and service impacts.

The committee agreed to publish the full survey results and to continue outreach to broaden participation as the group moves to modeling and policy options. The committee planned further work with consultants to create visual models showing how proposed FAR, height and lot‑coverage changes would affect typical Needham houses.","The Large House Review Committee summarized testimony from a June community meeting and an online survey of about 1,155 responses, finding recurring concerns about house bulk, tree loss, stormwater and loss of starter homes; committee members noted the survey is self‑selected and not statistically representative.","actionData","errors"]

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Needham committee approves scope for modeling FAR, lot coverage, height and setbacks; adopts revised FAR definition for study

Needham committee says public meeting and online survey show widespread concerns about large homes