Executive Summary
The Needham Select Board met on May 26, 2026, to conduct a wide range of municipal business, including the approval of a $10.9 million bond anticipation note and the adoption of the 'four-lane concept' for the Envision Needham Center project. The Board heard a comprehensive presentation from the Tree Preservation and Planning Committee regarding a proposed bylaw to regulate clear-cutting on private property. Additionally, the Board voted to request a state waiver to opt out of recreational cannabis delivery and reviewed the 2025 Police Department Annual Report. A contentious discussion regarding the appointment of Zach Wallach to the Zoning Board of Appeals resulted in a 3-2 vote against his confirmation.
Meeting Information
- Date: May 26, 2026
- Governing Body: Select Board
- Meeting Type: Regular Meeting
- Attendees:
- Marianne Cooley, Chair
- Catherine Reid Dowd, Vice Chair
- Kevin Keane, Clerk
- Joshua Levy, Member
- Heidi Frail, Member
- Katie King, Town Manager
Public Comment
- Zach Wallach (36 Wilshire Park): Nominated for the Zoning Board of Appeals (ZBA). He addressed concerns regarding his advocacy during the MBTA zoning referendum, stating: "I will review the applications that come before me. I will apply the facts. I will look at the law... I do not view the ZBA as a policy-making body. It is not, period."
- Olivia Hurlock (100 Edgewater Drive): Expressed opposition to the 'Campus at 128' development in Dedham, citing concerns over 31,000 daily car trips and environmental damage to the Charles River watershed. She quoted Dedham Vice Chair Jessica Porter: "Don't tell anyone over there, but Needham's going to bear the brunt of all this."
- Louise Miller (5 North Hill Avenue): Discussed the Pollard project financing, urging the Board to review the Project Financing Agreement (PFA) with the MSBA and the Debt Service Stabilization Fund policies.
- Dr. Steven Epstein (117 Richdale Road, Board of Health): Urged the Board to seek a waiver from the Cannabis Control Commission regarding recreational marijuana delivery under Chapter 65 of the Acts of 2026 to prevent inconsistent ID checks and youth access.
2026 Pride Month Proclamation
- The Board reviewed the 2026 Pride Month Proclamation, which states: "June 2026 be declared Pride Month in the Town of Needham and that all residents be encouraged to recognize and acknowledge the contributions of the LGBTQIA plus members of our community."
- Action: The Board voted unanimously (5-0) to approve and sign the proclamation.
Grants of Location - Public Hearings
- 18 Grant Street: Eversource petition to install 5 feet of conduit. Resident Becky Gardner (22 Grant St) requested coordination to avoid a conflict with her June 8 moving date.
- Action: Approved (5-0).
- 106 Windsor Road: Eversource petition to install 5 feet of conduit for new construction.
- Action: Approved (5-0).
- 120 Whitman Road: Eversource petition to install 35 feet of conduit for a new home.
- Action: Approved (5-0).
Sale of Bond Anticipation Note
- The Board reviewed the sale of a $10,900,000 bond anticipation note maturing in November.
- Financial Details: Five bids were received. The winning bidder offered a 3.5% interest rate with a premium of $41,696.64, resulting in a net interest cost of 2.5856%.
- Action: The Board voted unanimously (5-0) to approve the sale motions A through F as written.
Tree Preservation and Planning Committee Presentation
- Sustainability Manager Gabby Queenan and the Tree Committee presented a draft bylaw targeting clear-cutting during new construction.
- Key Statistics: Needham lost an average of 14 football fields of tree cover annually between 2008 and 2021.
- Bylaw Highlights:
- Applies to trees 6 inches DBH (Diameter at Breast Height) or larger within the "tree yard" (zoning setbacks).
- Incentives: 1 inch of new overstory tree counts as 3 inches of replacement; 1 inch of preserved overstory counts as 2 inches of credit.
- Mitigation: A fee of $300 per DBH inch for removals not replaced.
- Staffing: Estimated need for a part-time arborist (19.5 hours/week).
Envision Needham Center
- The Board discussed the concept plans for the downtown corridor. Town Manager Katie King recommended the holistic approach to combine safety, ADA, and drainage improvements.
- Action: The Board voted 4-1 (Levy opposed) to adopt the four-lane concept and authorize the design phase, estimated at approximately $13,000,000.
Police Department Annual Report
- The Chief of Police presented the 2025 report. The department is fully accredited as of February 2025.
- Key Data:
- Group A Offenses: 592 (down from 645 in 2024).
- Arrests: 91 (up from 56 in 2024).
- Mental Health: 208 related calls; 417 clinician interactions.
- Use of Force: 8 incidents reported.
- Staffing: Currently 48 sworn officers; full complement is 53.
Cannabis Law Update - Recreational Delivery
- Under Chapter 65 of the Acts of 2026, recreational delivery is permitted by default unless a municipality requests a waiver.
- Action: The Board voted unanimously (5-0) to opt out and request a two-year waiver from the Cannabis Control Commission for recreational delivery.
Campus at 128 Development
- The Board discussed the 53-acre mixed-use development proposed in Dedham. The project includes 1.8 million square feet and 14,670 daily vehicle trips.
- Action: The Town will submit a comment letter to MEPA by the June 11 deadline, focusing on traffic impacts on Route 135, transit at Hersey Station, and environmental impacts on the Charles River.
Minuteman High School Capital Stabilization Fund
- Minuteman requested to appropriate $325,000 from excess and deficiency funds into a Capital Stabilization Fund.
- Action: No formal vote required; the request is deemed approved if no action is taken by the local authority within 45 days.
Zoning Board of Appeals Appointment
- The Board discussed the nomination of Zach Wallach as an associate member of the ZBA. Member Reid Dowd raised concerns regarding civil discourse as a "threshold qualification."
- Action: A motion to not appoint Zach Wallach passed 3-2.
- Ayes: Reid Dowd, Keane, Cooley.
- Nays: Levy, Frail.