Needham Select Board, 11/25/25

Meeting Minutes: Needham Select Board, November 25, 2025

Governing Body: Needham Select Board Meeting Type: Regular Meeting Meeting Date: November 25, 2025, at 12:00 AM Attendees: Joshua Levy (Select Board Member), Catherine Reid Dowd (Select Board Member), Kevin Keane (Select Board Member), Marianne Cooley (Select Board Member), Katie King (Town Manager), Chris Heap (Town Counsel), Karis Lustig (DPW Director), Debra Darby (Tetra Tech), Matt Damaris (Tetra Tech), John Bullion (Chair, Board of Assessors), Julie Castor Diaz (Director of Assessing), Michael Diener (Member, Board of Assessors), David Davison (Deputy Town Manager, Director of Finance), Jean McKnight (Resident), Joe Abruzzi (Resident), Elizabeth Caponia (Resident), John Nogosian (Resident).

Executive Summary: The Select Board addressed several key items, including a public hearing for a new all-alcoholic beverage license for Bohemia LLC (Taberna) at 1037 Great Plain Ave, which was approved. A public hearing on tax classification for FY2026 resulted in the Board maintaining the current residential factor of 0.8988, incorporating a 1.75 shift. The Board also discussed an Open Meeting Law complaint regarding the Stephen Palmer Building tenant relocation benefit, authorizing Town Counsel to respond. Additionally, a change of manager for the VFW Post 2498's alcohol license was approved, and traffic regulation changes for Dedham Ave and Great Plain Ave were passed. The Board also reviewed a comprehensive study on the Recycling and Transfer Station, and discussed the Pollard Middle School project, reaching a consensus to advocate for a single-phase, new construction approach.

Public Comment

No public comments were made at the beginning of the meeting.

Public Hearing: Application for a New All-Alcoholic Beverage License for Bohemia LLC (Taberna)

Applicant Presentation:
- Stephanie Boudreau, representing Bohemia LLC, presented the application for an all-alcohol liquor license, common victualler license, and entertainment license for Taberna, a full-service Mediterranean small plates restaurant at 1037 Great Plain Ave.
- The proposed space will have 110 indoor seats and 60 exterior patio seats.
- Proposed hours of operation are 11 AM to 12 AM.
- Entertainment license seeks approval for piped-in radio and a small live music ensemble.
- Legal ad placed on November 13th, abutters notified, and return receipt cards filed.
- Application approved by Police and Fire Departments.
- Stuart Henry, owner, has operated The James in Needham since 2018, with a positive reputation.
- Mary Keeley, proposed Manager of Record, has over 10 years of experience and is TIPS and crowd management certified.
- To address past infractions at The James, new measures include:
  - More frequent and extensive staff training (added 3-5 days).
  - Mobile scanners for ID verification at bars and tables, with a zero-tolerance policy for non-scannable IDs.
  - Managers will assist with ID checks during busy periods.
  - "Spot checks" by friends and regulars to ensure compliance.
Select Board Discussion:
- Joshua Levy: Expressed excitement for the new restaurant but emphasized strict adherence to alcohol regulations. Commended The James's processes but raised concerns about staffing challenges in implementing them.
- Catherine Reid Dowd: Excited for the new restaurant. Inquired about self-auditing mechanisms for staff compliance.
- Kevin Keane: Noted the building has been empty for years and welcomed the new life. Inquired about the 12 AM closing time and concerns from the Board of Health regarding over-serving.
- Marianne Cooley: Asked Town Manager Katie King if the recently revised alcohol regulations were being used (confirmed yes, available on the town website). Inquired if schools and churches within 500 feet were notified (confirmed yes, via abutter list, no objections received).
- Heidi Frail: Asked about initial operating hours (likely dinner first, then brunch/weekday lunch). Inquired about potential staff crossover between The James and Taberna (aiming for dedicated staff, some back-of-house crossover possible). Praised the implementation of mobile scanners.
Public Comment:
- No public comments were made.
Motion:
- Moved by Catherine Reid Dowd: "I move to find the issuance of an on-premises liquor license Pursuant to Section 12 of Chapter 138 of the General Laws to Bohemian LLC doing business as Taberna, located at 1037 Great Plain Avenue with Mary Kiley as the Manager of Record. will not be detrimental to the educational and spiritual activities of the schools and churches. with a 500 feet radius of the establishment and move to issue said license to Bohemian LLC as outlined in the application and subject to the rules and regulations of the ABCC and the Town of Needham regulations for the sale of alcohol beverages. And three, authorize the town manager to send written notice of this decision. to the applicant pursuant to Section 16C and the ABCC pursuant to Section 16B."
- Seconded.
- Vote: All in favor (5-0).
- Outcome: Motion passes.

Public Hearing: Tax Classification for Fiscal Year 2026

Board of Assessors Presentation:
- John Bullion (Chair, Board of Assessors): Provided an overview of the past year, including the recertification process and the challenges faced with 390 abatement applications (245 commercial, 145 residential) following the revaluation. Noted 50 abatements filed with the Appellate Tax Board (3 residential, rest commercial). The Board has been meeting with commercial property owners to resolve issues outside of ATB. Welcomed Julie Castor Diaz as the new Director of Assessing.
- Julie Castor Diaz (Director of Assessing):
  - This hearing is required by Mass Gen Laws, Chapter 40, Section 56, to decide how to divide the property tax burden between homeowners and businesses (residential factor).
  - Needham uses a split tax rate.
  - FY2026 property values based on market conditions as of January 1, 2025, reflecting 100% of market value.
  - Department of Revenue (DOR) approved values for 10,919 parcels (9,800 residential, 400 commercial/industrial, 600 personal property).
  - Total taxable value: $16,737,745,250 (3.9% increase over last year).
  - Over $3 million in new tax dollars from new growth (construction, renovations, new businesses).
  - Property value changes: Residential up ~5%, Commercial/Industrial down 8.5%, Personal Property up ~1.3%.
  - Assessments determine tax bill distribution, not total tax levy (driven by town budget).
  - Last year's residential factor of 1.75 meant commercial/industrial/personal property (14% of value) paid 20.8% of taxes.
  - Needham has the lowest average single tax bill among contiguous towns (Dover, Newton, Wellesley). FY2025 average single-family home tax bill: $15,523.
  - Highlighted packet pages:
    - Page 2: Historical residential factors.
    - Page 2: Open space (new category due to a specific property).
    - Page 2: Residential exemption (voted no in the past).
    - Page 2: CPA exemption (first $100,000 exempted).
    - Page 2: Small commercial exemption (voted no in the past).
    - Page 2: Personal property exemption (first $5,000 in value for businesses).
    - Page 4: New growth over the years (commercial new growth at $64,000, residential growth strong).
    - Page 8: Tax bills of contiguous towns (Needham's average bill is competitive).
    - Page 11: Levy and commercial contribution percentages for various towns.
    - Page 13: Potential change in tax bills based on different residential factors.
  - Future plans include targeting specific neighborhoods for review to avoid future "sticker shock" and addressing the backlog of permits.
- David Davison (Deputy Town Manager, Director of Finance): Clarified that valuation is neutral for revenue generation; new growth adds value and additional taxes.
Select Board Discussion:
- Heidi Frail: Inquired about the small commercial exemption as a tool to alleviate tax burden for small businesses, particularly with the potential Pollard override.
  - Michael Diener: Explained the small commercial exemption is for properties under $1 million in value and businesses with five or fewer employees, which would not apply to many Needham businesses and would shift the burden to others.
- Joshua Levy: Asked about the 3.9% increase in valuation compared to prior years and how new growth compares. Noted the commercial new growth line on page 4 was very small.
  - Julie Castor Diaz: Explained that commercial new growth was low this year due to a pause in projects and the focus on abatements, but future projects (e.g., assisted living, new homes) are expected to boost it. Confirmed that Children's Hospital was included in the $88 million new growth for 2023 but is tax-exempt.
- Catherine Reid Dowd: Expressed support for continuity and predictability given the recent revaluation turmoil.
- Marianne Cooley: Asked about the open space discount (due to a large 9-acre sale at 770 Chestnut, now being developed).
- Joshua Levy: Asked about the impact of abatements/exemptions on total tax revenue.
  - David Davison: Confirmed they reduce tax revenue and are accounted for in a "provision for abatements and exemptions."
  - John Bullion: Clarified that if a taxable property becomes tax-exempt (e.g., Children's Hospital), the tax burden shifts to other taxpayers.
Public Comment:
- Jean McKnight (100 Rosemary Way): As a member of the Large House Review Committee, inquired if the assessing department could produce a report on new growth resulting from single-family home renovations versus reconstructions, to understand fiscal impact.
  - Julie Castor Diaz: Confirmed such a report could be created.
  - Joshua Levy: Suggested much of the requested data might already be in the Large House Committee's analysis.
- Joe Abruzzi (30 Bridal Trail Road): Asked for clarification on whether abatements/exemptions reduce total tax revenue or shift the burden to other taxpayers.
  - David Davison: Confirmed they reduce actual tax dollars collected.
  - John Bullion: Reiterated that taking taxable value off the rolls shifts the burden.
- Elizabeth Caponia (27 Highland Terrace): Expressed concern that high taxes on smaller homes could lead to more teardowns, working against the goals of the Large House Review Committee and Tree Preservation Committee. Advocated for incentives for preserving trees and open surfaces to balance the tax burden and prevent teardowns.
- John Nogosian (South Street): Criticized the commercial tax rate, stating it's too high and driving businesses away. Cited Staples' high taxes and subsequent abatement. Argued Needham is becoming a "transient town" with high residential taxes forcing out lower-income residents and small businesses. Questioned the increase in building values without improvements and inconsistencies in land value assessments. Expressed concern about the impact of new apartments on school enrollment and the tax rate.
  - Julie Castor Diaz: Explained that commercial values decreased 8.5% this year. The Assessors use the cost approach (Marshall & Swift) for valuation, including depreciation, and income/expense approach for commercial properties.
  - John Bullion: Emphasized that the Department of Revenue guides all valuation processes, ensuring fairness and equity.
Motion:
- Moved by Catherine Reid Dowd: "I move that the Select Board establish a residential factor of 0.8988 for the purposes of setting the fiscal year 2026 tax rates." (This factor incorporates the 1.75 shift).
- Seconded.
- Vote: All in favor (5-0).
- Outcome: Motion passes.

Open Meeting Law Complaint Filed by Carol Roskam

Town Counsel Chris Heap:
- Reviewed the complaint filed November 12th by Carol Roskam concerning the Stephen Palmer Building agreements, specifically the $10,000 tenant relocation benefit and its connection to the agreement with Stephen Palmer Associates.
- Heap stated he does not believe the complaint discloses an Open Meeting Law violation.
- The topic of the tenant relocation benefit was closely linked to the agreement with Stephen Palmer Associates, and all discussions were held appropriately.
- The entire agreement, including payments to Stephen Palmer Associates and the tenant relocation benefit, was discussed in detail in open session at the Select Board's October 14th meeting.
- Recommended the Board authorize him to provide a written response on their behalf within 14 business days.
Select Board Discussion:
- Joshua Levy:
  - Asked if Town Counsel's advice was that tenant benefits could not be discussed in executive session (confirmed yes, in the abstract, but became linked during negotiations).
  - Recalled the October 14th discussion focused on the Stephen Palmer agreement, not the tenant benefits themselves, and that many details of the benefit (e.g., eligibility dates, reimbursement parameters) were not discussed in open session.
  - Questioned the claim in the complaint that the $10,000 benefit would disappear if town meeting didn't pass the agreements, stating this was not discussed in open session.
  - Chris Heap: Explained that the $10,000 benefit was contingent on the agreement with Stephen Palmer Associates to keep units vacant, which required town meeting appropriation. The level of detail discussed was sufficient for Open Meeting Law compliance.
- Marianne Cooley: Agreed with Town Counsel's assessment.
- Heidi Frail: Agreed with Town Counsel's assessment.
- Kevin Keane: Agreed with Town Counsel's assessment.
- Joshua Levy: Requested to review the draft response before submission, or for Town Counsel to outline the broad strokes of the response.
  - Chris Heap: Stated he could attempt a draft for review by next Tuesday but noted time constraints. Outlined the response would state that discussions were held appropriately, in detail in open session on October 14th, and supported by case law.
Motion:
- Moved by Catherine Reid Dowd: "I move that the board authorize town council to prepare and submit a response to the open meeting law complaint."
- Seconded.
- Vote:
  - Marianne Cooley: Aye
  - Joshua Levy: Aye
  - Catherine Reid Dowd: Aye
  - Kevin Keane: Aye
  - Heidi Frail: Aye
- Outcome: Motion passes (5-0).

Application for Change of Manager: All-Alcohol Restaurant License for Lieutenant Manson Carter VFW Post 2498

Applicant Presentation:
- Mr. Green, the proposed new manager of record, presented the application.
- The change is due to the current manager, Charlie Keith, retiring at 92 years old.
- Mr. Green meets the requirements for the role.
Select Board Discussion:
- Heidi Frail: Inquired about ID checking procedures when the Post is rented out and alcohol is served, especially with potential underage attendees.
  - Mr. Green: Stated they card everyone and use a phone app to scan barcodes for ID validation.
Motion:
- Moved by Catherine Reid Dowd: "I move that the select board as local licensing authority approve and sign an application for a change of manager. for Lieutenant Manson Carter, VFW Post 2498 20 Junction Street and to forward this application to the ABCC for approval."
- Seconded.
- Vote: All in favor (5-0).
- Outcome: Motion passes.

Consent Agenda and Appointment

Motion:
- Moved by Catherine Reid Dowd: To approve the consent agenda, with item number six (Acting Pay Policy) removed for later discussion.
- Seconded.
- Vote: All in favor (5-0).
- Outcome: Motion passes.

Signed Notice of Traffic Regulation for Dedham Ave

DPW Director Karis Lustig:
- Presented a request to change the speed limit on Dedham Avenue.
- DPW and the Transportation Safety Committee have made improvements to Dedham Ave, including a full-size sidewalk under the MBTA bridge and traffic calming features.
- The current 40 MPH speed limit was likely due to highway access, but a traffic signal at South of Dedham now causes frequent stops.
- The state required a traffic study and supports reducing the speed limit to the prima facie speed of 30 MPH.
- The Board needs to sign the special speed regulations for the change to be sent to the state.
- The proposed changes only affect Dedham Avenue between the Dedham Town Line and Great Plain Avenue. Great Plain Avenue speed limits remain unchanged.
Select Board Discussion:
- Marianne Cooley: Thanked DPW for their work on this long-standing issue.
- Kevin Keane: Supported the change, noting it's sensible given the presence of children and the confusing nature of the current speed limit.
Motion:
- Moved by Catherine Reid Dowd: "The Board vote to rescind Special Speed Regulation Number 734 for Dedham Avenue, Route 135, and that the Board vote to approve and sign the Special Speed Regulation SSRMW19910048 for the amendment of existing speed zones on Dedham Avenue between the Dedham Town Line and Great Plain Avenue, and that the Board vote to approve and sign the special speed regulation SSRMW19910072 for the amendment of existing speed zones on Great Plain Avenue between Dedham Avenue and the Wellesley town line."
- Seconded.
- Vote: All in favor (5-0).
- Outcome: Motion passes.

Recycling and Transfer Station Study

DPW Director Karis Lustig & Tetra Tech (Debra Darby, Matt Damaris):
- Karis Lustig: Introduced the study, prompted by a Select Board goal to re-evaluate the RTS service delivery model after 20 years. Tetra Tech conducted surveys and modeling.
- Debra Darby (Tetra Tech):
  - Methodology: Evaluated existing operations/infrastructure, conducted a residential survey, benchmarked with neighboring communities, and analyzed four service models.
  - Service Models:
    1. Existing RTS services.
    2. RTS operational improvements.
    3. Curbside collection for Municipal Solid Waste (MSW).
    4. Enhanced residential services (curbside leaf/food waste).
  - RTS Evaluation Summary:
    - Appears safely and adequately managed.
    - Infrastructure and practices align with Best Management Practices (BMPs) for litter, odors, vectors.
    - No significant need for large-scale capital improvements currently.
    - No significant gaps in programming or infrastructure identified.
    - Residents using RTS are highly satisfied.
    - Recommended improvements: site navigation, user experience (public education/outreach), traffic flow, surface conditions (yard waste drop-off).
    - Opportunities for semi-regional or shared services.
  - Residential Survey Findings (Polco):
    - 20% response rate from Needham households.
    - Modest underrepresentation of lower-income, renters, and younger residents.
    - RTS is widely and frequently used.
    - More positive feedback ("likes") than negative feedback ("dislikes").
    - No uniform preference for future waste management services (47% use RTS + private curbside, 42% use RTS exclusively).
    - More support for tax increase for RTS improvements than for curbside collection.
  - Service Model 1: Existing RTS Services:
    - Strong satisfaction among current users.
    - Recommended stronger online/social media presence for younger residents.
    - RTS staff indicated need for ongoing community education about RTS value and services (beyond waste, e.g., school services, snow plowing).
  - Service Model 2: RTS Operational Improvements:
    - Customer experience enhancements: hours of operation, facility layout/traffic flow, enhanced signage, yard waste drop-off improvements, textile bins/swap shop.
    - Hours of Operation: Desire for Sunday/weekday evening hours, but challenges with staffing, safety (darkness), and recent September 2025 adjustments.
    - Facility Layout/Traffic Flow: Minor improvements suggested, including a study and interactive facility map (like Wellesley's). MassDEP Recycling Dividends Program (RDP) grants available for education/outreach.
    - Yard Waste Drop-off: Unpaved area leads to mud/potholes. Paving is an option but costly.
    - Composting: MassDEP pushing for organics diversion (commercial to zero, residential mandate by 2030). Needham could lead in managing food waste. End market for compost is crucial.
      - Karis Lustig: Noted past issues with food waste (contaminants, birds/seagulls) and the cost of managing them.
      - Matt Damaris: Emphasized the need for consistent material flow to justify digesters and the potential for regional facilities.
    - Textile Drop-off/Swap Shop: Increase bins, enhance signage, more frequent service. Consider increasing swap shop size (relocate paint drop-off, hoop structure).
  - Service Model 3: Curbside Collection (MSW):
    - Option 1: Town Self-Collection: Requires 4-5 new packer trucks, 4-5 new staff, trash carts. RTS operations assumed to remain the same. Cost estimates provided (MSW only, recycling would double).
    - Option 2: Contract with Private Hauler: Less control (e.g., Republic Services strike). Could require tipping at RTS or flow control to waste-to-energy facility. Cost estimates based on Newton's model.
  - Service Model 4: Enhanced Residential Services:
    - Curbside Leaf Collection: Seasonal (spring/fall), self-collection (staff/equipment) or landscape contractor.
    - Curbside Food Waste Collection: Self-collection (2 staff for 10-hour day, existing/new packer truck). Recommended phased approach. Private subscription (e.g., Black Earth Compost) also an option.
    - MassDEP trend towards organics diversion.
  - Overall Findings: No major changes to current operations recommended. Target younger residents via social media. Streamline operations with a phased approach. Explore semi-regionalization/shared services. Focus on organics management and composting area upgrades.
  - Value of RTS: A valuable resource in a metropolitan area with limited disposal capacity.
Select Board Discussion:
- Marianne Cooley: Asked about Wellesley's Sunday hours and potential for shared services.
  - Karis Lustig: Noted regional DPW director discussions on collaboration, but challenges with union, resources, and differing fee structures (Wellesley doesn't charge for trash, could lead to "free trash" migration).
  - Matt Damaris: Discussed the value of Needham's RTS capacity for regional partners, especially with Wheelabrator contract negotiations.
- Heidi Frail: Expressed appreciation for the comprehensive study and the positive findings about the RTS.
- Kevin Keane: Noted the study reinforced existing knowledge but highlighted the lack of public awareness about the RTS's value. Found it interesting that the survey showed a desire for both curbside pickup and RTS access.
- Joshua Levy: Emphasized the need to consider future improvements (e.g., tipping floor maintenance) in conjunction with traffic flow studies and potential collaboration.

Town Manager's Report

Katie King (Town Manager):
- DPW snow team kickoff for the upcoming winter season.
- Blue Tree Lighting on Town Common: December 6th at 5 PM.
- Happy Thanksgiving wishes.

Committee Reports

Kevin Keane:
- Envision Needham (EN) Center: Reviewed three plans for Great Plain Ave. The plans are similar for the Post Office to railroad tracks section (two-lane, parking, wider sidewalks) and Dedham Ave heading east (one-and-a-half lane). The main focus is the section from the railroad tracks to Dedham Ave. An informational meeting for the public is planned for mid-January.
- SEAL Committee: Met and will meet with the Select Board in December. An article in the Needham Observer provided details.
- Trans Day of Remembrance: Attended a ceremony last Thursday to remember victims of violence.
Joshua Levy: No report.
Marianne Cooley:
- Large House Review Committee: Held a public forum on November 18th. Discussed proposed reductions and fiscal information. Public feedback indicated a general desire for some reductions. The committee will discuss specific reduction levels for a recommendation to the Planning Board. The forum was taped and available online.
- Pollard School Project:
  - Public hearing on November 17th at Pollard.
  - All Boards Summit on November 24th. The Permanent Public Building Committee (PPBC), acting as the School Building Committee (SBC), voted on four major items:
    1. New construction over renovation/addition.
    2. 6-8 grade configuration.
    3. 750-seat auditorium.
    4. Removal of the DeFazio site from consideration.
  - Discussion on Remaining Pollard Options (5D vs. 5E):
    - Marianne Cooley: Advocated for moving as quickly as possible, supporting a single-phase project (5D) due to lower cost and avoiding construction disruption for students.
    - Catherine Reid Dowd: Agreed with the principles of speed, avoiding construction disruption, and lower cost.
    - Joshua Levy: Emphasized cost reduction as crucial for the override vote and supported the less expensive option.
    - Kevin Keane: Agreed with faster and less expensive, noting the $30 million cost difference.
    - Heidi Frail: Agreed with the consensus for a single-phase, new construction approach, and noted the benefit of not changing people's routines by keeping the school at Pollard.
    - Consensus: The Board reached a consensus to formally convey their preference for a single-phase, new construction approach (5D) to the PPBC, emphasizing speed, lower cost, and avoiding student disruption.

Acting Pay Policy (Item 6 from Consent Agenda)

Joshua Levy: Raised concerns about the addition of sections 5E and 5I, which allow the Town Manager broad exceptions to the policy.
Decision: The Board decided to postpone further discussion to the next meeting to allow members to review the policy more carefully.

Executive Session

Motion:
- Moved by Catherine Reid Dowd: "I move that the select board enter into executive session pursuant to exception seven to comply with or act under the authority of Any general or special law or federal grant in aid requirements for the purposes of A, reviewing and approving executive session minutes, and B, reviewing executive session minutes to determine whether continued nondisclosure is warranted and to adjourn at the conclusion of the executive session without returning to open session."
- Seconded.
- Vote (Roll Call):
  - Marianne Cooley: Aye
  - Joshua Levy: Yes
  - Catherine Reid Dowd: Aye
  - Kevin Keane: Aye
  - Heidi Frail: Aye
- Outcome: Motion passes (5-0). The Board entered executive session.

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