Needham Select Board, 10/14/25

Meeting Minutes: Needham Select Board

Governing Body: Needham Select Board Meeting Type: Regular Meeting Meeting Date: October 14, 2025

Attendees:

Catherine Reid Dowd, Select Board Member (Chair)
Katie King, Town Manager
Joshua Levy, Select Board Member
Kevin Keane, Select Board Member
Marianne Cooley, Select Board Member
Heidi Frail, Select Board Member (online)
Miles Tucker, Support Services Manager
Tyler Gabrielski, Town Staff
Justin McCullen, Town Staff
Tom Ryder, Town Staff
Karis Lustig, Director of Public Works
Tim Bulger, Envision Working Group Chair

Executive Summary: The Select Board convened on October 14, 2025, addressing several key town matters. Public comment focused heavily on the Envision project, with residents expressing concerns about outreach, process, and potential impacts on traffic and businesses. The Board also recognized National First Responders Day, approved an Eversource grant of location, and held a public hearing on proposed alcohol regulation updates. A significant portion of the meeting was dedicated to an update on the Stephen Palmer Apartments, including a proposed agreement with Stephen Palmer Associates and a tenant relocation assistance program. The Board voted to support this agreement and related warrant articles for the upcoming Special Town Meeting. Finally, updates were provided on the Harris Avenue speed cushions pilot program and the Envision project.

Public Comment

Janet Boolean (86 Peasdale Road): Expressed concerns about the Envision project's outreach and engagement process. Stated that her emailed input to the committee was not acknowledged. Argued that current outreach methods (Harvest Fair, open houses, initial questionnaires) are insufficient and do not reach most residents, who are unaware of the project's scale and potential impact on downtown. Suggested direct mail as a more effective outreach method, citing examples of successful town communications. Criticized the "safety" option on a Harvest Fair survey, noting that for the committee, "safety" implies narrower streets, a detail not known to the general public.
Stu Carpenter (28 Douglas Road): Raised alarms about the Envision project, particularly the advocacy by some board and committee members for a two-lane road diet to reduce non-resident traffic. Argued that "regional cut-through traffic" is vital for Needham businesses and town vibrancy. Criticized the Envision Committee and consultant Apex for pushing a specific vision (road diet, bike lanes) without sufficient collaboration or proper public engagement. Suggested halting the project, hiring an unbiased consultant, and prioritizing immediate needs like sidewalk repair and pedestrian safety.
Carol Roskam (83 Pickering Street, Apartment 207): A resident of Stephen Palmer Apartments, she reiterated concerns about affordable housing for seniors in Needham, stating that the claim of "no affordable housing problem" is an "oxymoron." Expressed strong objection to the 24-hour notification of a meeting where residents were informed they would need to vacate six months earlier than previously understood (Halloween 2026 instead of May 2027). Stressed the need for regular and timely communication.
Judith McIntyre (83 Pickering Street, Stephen Palmer Apartments): Detailed her past conversations with Kevin Keane and Katie King regarding the Stephen Palmer Apartments lease expiration. Stated she was assured by Mr. Keane that the lease would end on May 3, 2027, and that the town would not buy out the lease early. Expressed feeling "lied to" after being informed last week that residents would need to vacate six months earlier. Requested that the six months be reinstated, allowing residents to stay until May 3, 2027.
Peter Lert (83 Pickering Street, Stephen Palmer Apartments): Endorsed his neighbors' comments regarding the early vacation date. Requested that the Select Board recommend to Town Meeting that displaced Stephen Palmer residents be considered Needham residents for future affordable or senior housing qualification. Questioned whether Town Meeting is aware that passing Article 5 would trigger Mass General Law 79A, requiring relocation assistance, and whether the town has filed its relocation plan with the State Board of Relocation.

2025 National First Responders Day Proclamation

Discussion: Representatives from Public Works, Fire, and Police Departments were present. Speakers highlighted the collaborative efforts of all departments and the dedication of first responders. The importance of Public Works as a "silent arm of public safety" was emphasized, particularly in supporting emergency events and responding to weather. The community's appreciation for first responders' visibility and approachability was noted.
Proclamation Reading: The "Town of Needham, 2025 National First Responders Day Proclamation" was read into the record, designating October 28, 2025, as National First Responders Day and urging residents to recognize the contributions of all emergency personnel.
Motion: To approve and sign the 2025 National First Responders Day Proclamation.
Vote:
- Heidi Frail: Yes
- Marianne Cooley: Yes
- Joshua Levy: Yes
- Kevin Keane: Aye
- Catherine Reid Dowd (Chair): Yes
Outcome: Motion passed unanimously.

Public Hearing: Eversource Grant of Location at 235 Brookline Street

Presentation: Joanne Callender, Eversource representative, explained the request to install approximately 36 feet of conduit in Brookline Street to provide service to a new home at 235 Brookline Street.
Discussion:
- A Select Board member noted that the telephone pole in the photo was across the street from the property in question.
- Clarification was sought regarding who pays for the underground wiring; it was confirmed not to be the town.
Public Comment: No public comment was offered.
Motion: To approve and sign a petition from Eversource Energy to install approximately 36 feet of conduit in Brookline Street.
Vote:
- Heidi Frail: Yes
- Marianne Cooley: Yes
- Joshua Levy: Yes
- Kevin Keane: Aye
- Catherine Reid Dowd (Chair): Yes
Outcome: Motion passed unanimously.

Public Hearing: Proposed Updates to Alcohol Regulation

Presentation: Miles Tucker, Support Services Manager, introduced the public hearing, noting it was "night two of alcohol proposals" and an opportunity for resident and licensee input.
Board of Health Comments:
- Steve Epstein (117 Richdale Road), Karen Shannon (13 Bennington Street), Ed Cosgrove (17 Laurel Drive), Lydia Cunningham (Needham Public Health Division): Expressed serious concerns about extending alcohol sales hours due to the significant public health problems associated with alcohol in Massachusetts.
- Statistics Cited:
  - 2,700 deaths per year (2015-2019 average)
  - 3,700 assaults, 99 homicides, 148 suicides (2020)
  - Fatal crashes involving impaired drivers more common in MA than nationwide.
  - 66,000 adults self-reported driving after drinking in the past 30 days.
  - 34 crashes investigated for alcohol impairment in 2023.
- Youth Substance Use Data (Karen Shannon):
  - Alcohol remains the number one highest used substance among high school students.
  - Lifetime use: 48% of Needham High School students.
  - Current use: 30% of Needham High School students (9% higher than Metro West average).
  - Binge drinking: 18% of Needham High School students in past 30 days (compared to 12% Metro West average).
- Compliance Checks (Ed Cosgrove):
  - Since 2018, only one occasion had 100% vendor compliance.
  - Multiple vendors have failed, five have failed twice.
  - Recent penalties have been mitigated (e.g., James' penalty during low-sales days).
  - Non-compliance rates have increased in subsequent checks.
  - Argued that mitigating penalties sends the wrong message and that a "zero tolerance policy" is needed for underage sales.
  - Cited recent science indicating "no safe level of alcohol."
Select Board Questions:
- A Select Board member asked how package store regulations influence high school drinking rates. The Board of Health acknowledged it's complex but suggested limiting access (e.g., not extending sales to midnight) and sending a clear message to vendors about underage sales.
Public Comment: No further public comment was offered.
Next Steps: The Select Board will vote on the proposed alcohol regulations at its next meeting. Email comments will continue to be accepted at selectboard@needhamma.gov.

Consent Agenda Appointment

Motion: To approve the consent agenda appointment.
Vote:
- Heidi Frail: Yes
- Marianne Cooley: Yes
- Joshua Levy: Yes
- Kevin Keane: Aye
- Catherine Reid Dowd (Chair): Yes
Outcome: Motion passed unanimously.

Harris Avenue Speed Cushions Pilot Program

Presentation: Tyler Gabrielski and Justin McCullen presented a pilot program for speed cushions on Harris Avenue, targeting pedestrian safety, particularly near Pollard School.
Key Points:
- The pilot aims to mitigate speed issues, especially given the previous regulation change for turn movements on Harris Avenue.
- Speed cushions are temporary, modular, and custom-designed for the area.
- Emergency vehicles can drive through them without impediment due to specific spacing.
- They will be installed in spring and removed for winter (due to snow removal).
- The goal is to reduce speeds at crosswalks, especially when crossing guards are not present.
- This is a "vertical deflection" method, similar to raised crosswalks at the high school.
- The pilot will inform potential long-term solutions and serve as a tool for other locations.
- Harris Avenue is due for resurfacing next summer, offering an opportunity for additional traffic calming pavement markings.
Discussion:
- Select Board members expressed support for the pilot, noting the long-standing safety concerns at Pollard.
- Clarification was sought on how emergency vehicles navigate the cushions (spacing allows wheels to pass through).
- Concerns were raised about drivers swerving to avoid cushions; it was explained that custom sizing ensures at least one tire will contact a cushion.
- Heidi Frail inquired about controlling speeds on the rest of Harris Avenue and future restriping plans. Staff confirmed a restriping plan is in development, balancing parking needs with traffic calming.
- Police and Fire Departments were consulted and had no issues with the plan.
- The cushions will be installed in the spring, not immediately, to avoid winter removal.
- Speed will be measured before and after installation to assess effectiveness.
Outcome: No vote was required as this was an informational item.

Signed Notices of Traffic Regulation

Presentation: Tom Ryder and Karis Lustig presented nine proposed traffic regulation stop signs.
Locations:
1. Colton Park at Harris Avenue
2. Wilshire Park at Harris Avenue
3. Stevens Road at Harris Avenue
4. Prince Street at Harris Avenue
5. Pinewood Road at Harris Avenue
6. Green Street at Great Plain Avenue
7. Maple Street at Great Plain Avenue
8. Nehoyden Street at Meadowbrook Road
9. Honeywell Street at Hillside Avenue
Discussion:
- The "all-way" stop at Honeywell and Hillside was specifically discussed due to visibility issues near the train bridge. "Stop ahead" signs will be installed.
- The effectiveness of stop signs at T-intersections was questioned but justified by the need to ensure visibility of oncoming traffic.
- The possibility of flashing stop signs was raised.
- Select Board members expressed appreciation for addressing unsafe intersections.
- The process for identifying locations for stop signs was explained: observations by town staff and petitions through the Transportation Safety Committee, guided by MUTCD warrants.
Motion: To approve and sign the Notice of Traffic Regulation Permit Number SS25 10, 14, placing stop signs at the nine specified locations.
Vote:
- Heidi Frail: Yes (noted appreciation for DPW's preventative safety efforts)
- Marianne Cooley: Aye
- Joshua Levy: Yes
- Kevin Keane: Aye
- Catherine Reid Dowd (Chair): Yes
Outcome: Motion passed unanimously.

Stephen Palmer Apartments Update

Presentation: Town Manager Katie King provided an update on the Stephen Palmer Apartments, including a memo and a proposed agreement with Stephen Palmer Associates.
Background:
- Former elementary school, converted to 28 rental units in the 1970s.
- Town leased land for 50 years and sold the building to Stephen Palmer Associates (Crown and Shield) in 1977.
- Lease expires May 3, 2027, at which point the building and land revert to the town.
- Units are fully occupied (21 one-bedroom, 8 two-bedroom).
- Preference for 55+ individuals, but no income requirements; not part of subsidized housing inventory.
- Rents range from $830 to $1,430 per month, considered naturally occurring affordable housing.
Context for Agreement:
- Town does not yet know the future use of the building; a committee is just beginning community engagement.
- May 2027 is 18 months away, which is a short timeframe for planning and transition.
- The town is not set up to be a residential landlord, a reality recognized in the original 50-year lease.
- The agreement aims to de-link future use decisions from current tenant guidance.
Core Tenets of the Agreement:
- Stephen Palmer Associates will notify tenants that leases expire October 31, 2026 (final move-out date).
- Tenants leaving early incur no penalty.
- Leases expiring before October 31, 2026, convert to month-to-month.
- Stephen Palmer Associates will not enter new leases for vacant units.
- Town agrees to pay Stephen Palmer Associates for rent of vacant units until May 2027, upon proof of vacancy, and individual metered utilities.
- If the building becomes fully vacant before May 2027, the town will take it back early.
- If Stephen Palmer Associates loses insurance due to reduced occupancy, the town would accept the building back between March 15 and May 3, 2027.
Financials:
- Agreement is subject to Board approval and appropriation at October Special Town Meeting.
- Estimated cost for appropriation: $385,000.
Tenant Relocation Assistance Program:
- Financial Assistance: Up to $10,000 per unit for reimbursement of eligible costs (difference in new/current rent for up to 4 months, security deposit, moving costs, application fees).
- Housing to Home Consultant: Consultant procured with October 2024 appropriation funds will be available from November 1st to work one-on-one with residents to find new housing.
- Funding for the tenant benefit program will be sought via a reserve fund transfer.
Select Board Discussion:
- Marianne Cooley: Acknowledged the difficult situation, noting Stephen Palmer has been discussed for years. Emphasized the importance of clear communication, certainty, and support for tenants, which this agreement aims to provide. Noted that the town would have faced 30-day notices without this proactive approach.
- Joshua Levy: Stated he does not support the current proposal. Proposed an alternate approach: the Select Board, with School Committee permission, issue an RFP for management services or a new short-term ground lease (less than 5 years) to preserve housing and allow residents to stay longer. Argued that the current proposal forces residents out six months early, which he is not comfortable with. Stressed that Stephen Palmer involves "existing housing with existing residents, our neighbors."
- Kevin Keane: Supported the agreement, calling it fair and necessary. Emphasized the need to "crack this nut" and that the assistance for tenants is appropriate.
- Heidi Frail: Supported the agreement, stating it provides predictability, flexibility, and support. Argued that extending the ground lease would increase costs and risks for the town and extend uncertainty for tenants. Believes the terms are fair and that not acting would be "sticking our head in the sand."
- Catherine Reid Dowd (Chair): Supported the agreement, thanking Katie King for her work. Acknowledged the difficulty but emphasized the clarity, notice, and support provided.
- Questions from Chair:
  - Asked if Stephen Palmer residents could maintain Needham residency for future housing advantages. Katie King will check with advisors.
  - Asked about the advantage of the town requiring residents to leave six months early. Katie King explained it aligns with the latest lease expiration date Stephen Palmer Associates had with current tenants and allows time for the town's transition once the building is fully vacant.
- Executive Session Minutes: Joshua Levy inquired about releasing executive session minutes related to Stephen Palmer discussions. Katie King advised against it without consulting town counsel due to attorney-client privilege.
Motion: To approve and sign the Memorandum of Agreement with the Stephen Palmer Associates Limited Partnership.
Vote:
- Heidi Frail: Yes
- Marianne Cooley: Yes
- Joshua Levy: No
- Kevin Keane: Yes
- Catherine Reid Dowd (Chair): Yes
Outcome: Motion passed (4-1).

Positions on Warrant Articles

Article 5: Appropriate for Stephen Palmer Lease Expiration
- Motion: To support Article 5 in the October 20, 2025 Special Town Meeting Warrant.
- Vote:
  - Heidi Frail: Yes
  - Marianne Cooley: Aye
  - Joshua Levy: No
  - Kevin Keane: Aye
  - Catherine Reid Dowd (Chair): Yes
- Outcome: Motion passed (4-1).
Article 6: Amend the FY26 Operating Budget
- Discussion: A Select Board member noted support for funding through the reserve fund rather than increasing taxes.
- Motion: To support Article 6 in the October 20, 2025 Special Town Meeting Warrant.
- Vote:
  - Heidi Frail: Yes
  - Marianne Cooley: Yes
  - Joshua Levy: Yes
  - Kevin Keane: Yes
  - Catherine Reid Dowd (Chair): Yes
- Outcome: Motion passed unanimously.

Town Manager's Report

Executive Session Minutes Release: Katie King announced the periodic release of executive session minutes for April 9, April 14, April 18, April 25, and May 13, 2025, and partial release for February 25, March 11, and July 22, 2025, in accordance with policy SB-Admin-002.

Committee Reports

Heidi Frail (Tree Committee): Reported the Tree Committee met last week, is working diligently on the tree bylaw, and had a successful presence at the Harvest Fair. Announced a public forum on November 19th in Powers Hall to share progress and gather feedback on the bylaw.
Joshua Levy (Stormwater): Reported Stormwater has not met.

Envision Needham Update

Presentation: Tim Bulger (Envision Working Group Chair) and Karis Lustig (Director of Public Works) provided an update.
Key Points:
- The project is undergoing a "reset" based on Select Board direction.
- Three new plans are nearing completion but not yet ready for public release.
- A matrix evaluating different features is under development.
- The December decision timeline for the Select Board may be extended.
- Next public engagement will likely be a Q&A style event with breakout sessions, planned between now and December.
- A survey with a QR code will be mailed to every resident to gather feedback.
- The committee is struggling to clearly communicate the "reset" and address preconceived notions about the project.
- Public feedback often conflates independent decisions (e.g., parking and number of lanes).
- The three new designs prioritize maximum parking, shortest crosswalks, and no bike lanes as constants.
Discussion:
- Website Information: A Select Board member noted the website still shows the May plan, contributing to public confusion. Staff will address this.
- December Deadline: Clarification was sought on the December deadline. It was an initial goal for a decision on lane configurations (four, hybrid, two lanes) to allow for subsequent planning of amenities, not a hard deadline for the entire project.
- Parking Concerns: Select Board members emphasized that parking is a critical concern for merchants. It was suggested that the relationship between lane configurations and parking/amenities (e.g., outdoor dining) needs to be clearly articulated, including trade-offs.
- "Do Nothing" Option: The "do nothing" option is not viable due to necessary drainage improvements; changes will be required.
- Trust and Communication: Concerns were raised about public trust, citing instances where committee members allegedly asked businesses to remove "not our vision" signs. It was stressed that earning trust and listening to stakeholders is paramount.
- Cost and Funding: The estimated cost for infrastructure (drainage, roads) is at least $10 million. Funding is being explored through Chapter 90 allocations and potential grant funding. A Town Meeting vote on the project is considered important for clarity.
- Traffic Signals Update (Karis Lustig):
  - The town is implementing a state-run bottleneck reduction program for downtown traffic signals.
  - The project was delayed because the town insisted on adaptive signals (AI-driven, self-adjusting, interconnected) rather than the state's initial plan for regular video detection.
  - A vendor has now been agreed upon.
  - A timeline for implementation will be provided in November.
  - Traffic counts were conducted on September 9th; a diversion analysis will be provided.
  - The modeling for the Envision project assumes adaptive signals.
- Committee Disagreement: The Chair encouraged the committee to bring any disagreements or differing views to the Select Board for resolution.
- Trade-offs: The importance of clearly presenting trade-offs (e.g., "with four lanes, you don't get outdoor dining") was reiterated to help the public make informed choices.
- Business Owners as Stakeholders: The unique importance of merchants to the downtown's vibrancy was highlighted, emphasizing the need to listen to their stated needs rather than dictating them.
Outcome: No vote was required as this was an informational item.

The meeting was adjourned.

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