In the past few years Needham has made substantial progress in its efforts to reduce greenhouse gas emissions and support a healthy environment. The Town has developed a Climate Action Roadmap, hired a Sustainability Manager, implemented municipal electricity aggregation, enacted measures through Town Meeting to reduce single-use plastics, and more. Most recently, in November 2025, the Massachusetts Department of Energy Resources certified Needham as a “Climate Leader Community” eligible to apply for substantial grants to reduce municipal building emissions and for technical assistance to support these projects.<\/p>\n\n\n\n
Support and initiatives from elected officials are crucial to making further progress.<\/p>\n\n\n\n
The Planning Board will play an increasingly important role in our response to climate change. Buildings produce over 1\/3 of all greenhouse gas emissions. Buildings and land use choices have long lives. How, where and what we build now will set our trajectory for decades. <\/p>\n\n\n\n
Each question is followed by the answers as submitted by each candidate.<\/p>\n\n\n\n
1) Due to the significant environmental impact of small homes being torn down and replaced with very large homes, what are your thoughts on the LHRSC\u2019s recommendations which include modest reductions to houses\u2019 maximum allowed height and size? Do you support additional measures beyond these? Due to the significant environmental impact of small homes being torn down and replaced with very large homes, what are your thoughts on the recommendations from the LHRSC, which includes a modification to the FAR calculation. This change results in a house size that is more appropriate to the size of the lot it is built on. Do you support this and any of the other LHRSC recommendations? <\/p>\n\n\n\n
Gary Lesanto<\/strong><\/p>\n\n\n\n I recognize the concerns about the environmental impacts associated with redevelopment, including larger homes, tree loss, and stormwater runoff. I do support reasonable reductions in house size and scale, including adjustments to FAR, where those changes lead to better outcomes for both residents and the environment.<\/p>\n\n\n\n At the same time, any changes should be carefully evaluated to ensure they do not create unintended consequences for homeowners or result in design outcomes that are less consistent with neighborhood character. The Planning Board has a responsibility to balance these interests and make decisions that work in practice, not just in theory.<\/p>\n\n\n\n I strongly support strengthening stormwater management and tree preservation measures, including updated bylaws in these areas. These are important environmental priorities that should be addressed directly and effectively.<\/p>\n\n\n\n From a resident perspective, the goal should be thoughtful adjustments that improve environmental outcomes, support neighborhood fit, and maintain flexibility for responsible reinvestment in our housing stock.<\/p>\n<\/div><\/div>\n<\/div>\n\n\n\n Oscar Mertz<\/strong><\/p>\n\n\n\n The replacement of smaller homes with larger houses has been a concern in Needham for many years. I served on the 2025\u201326 Large House Review Study Committee (LHRSC), where we studied development patterns in Needham and compared them with peer communities such as Wellesley, Lexington, and Concord. We found that Needham\u2019s regulations tend to be less restrictive, which can allow larger homes on similar lots than in those towns. The rate of 65-100 teardowns a year for the last decade or more has been taking down not just smaller houses in poor condition but houses that are substantial and ready to move into. That is not good environmentally.<\/p>\n\n\n\n At the same time, not every new house is built to the maximum allowed size, and not all larger homes feel out of scale in their neighborhoods. Needham\u2019s approach should focus on limiting the out of scale houses that are simply too large for their lots. We need to agree on some objective criteria to clarify the goals and to be able to make a decision as a town. <\/p>\n\n\n\n The key is to align the size of houses with lot size. The goal is not to eliminate large homes, but to ensure they fit more appropriately into their existing neighborhoods. The upcoming tree bylaw will be incentivizing the saving and\/or replanting of overstory trees that contribute to our important carbon absorbing tree canopy. <\/p>\n\n\n\n The LHRSC\u2019s recommendations and the Planning Board\u2019s ongoing analysis should clearly explain the potential benefits and challenges of these changes, including possible impacts on property values. This is a complex issue that requires clear data and careful listening to residents concerned about both preserving neighborhood character for those who intend to remain and property values for those who may be selling. <\/p>\n<\/div><\/div>\n<\/div>\n<\/div>\n\n\n\n 2) The harms from climate change will fall disproportionately on those who can least afford it. \u201cJust Transition\u201d is the term used for ensuring that all communities and individuals participate in and benefit from the transition to a net zero economy. Creating more and varied affordable housing is arguably the most significant contribution Needham can make to the \u201cJust Transition\u201d and is also a community priority. How will you advance the creation of more affordable housing in Needham?<\/p>\n\n\n\n Gary Lesanto<\/strong><\/strong><\/p>\n\n\n\n Needham is a highly desirable community, and that in itself drives housing costs. We have already taken meaningful steps to expand our housing options \u2014 through Chapter 40B developments, projects like Kendrick and Modera, accessory dwelling units, and the MBTA overlay district. These efforts have helped increase supply and diversify our housing stock.<\/p>\n Going forward, I believe one focus could be on creating the right mix<\/em> of housing. That includes encouraging smaller, more attainable units \u2014 such as condos, townhomes, and cluster developments \u2014 that provide opportunities for homeownership, not just rental housing. Ownership opportunities can help residents establish roots, build equity, and become long-term contributors to the community.<\/p>\n At the same time, we need to carefully balance additional housing with the capacity of our infrastructure, schools, and business districts. Thoughtful planning means identifying where housing makes sense and ensuring it fits within the broader needs of the town.<\/p>\n My approach is to continue expanding housing options in a practical, balanced way \u2014 one that increases accessibility while maintaining the qualities that make Needham a strong and vibrant community.<\/p>\n<\/div><\/div>\n<\/div>\n\n\n\n Oscar Mertz<\/strong><\/strong><\/p>\n\n\n\n Bottom line: Needham needs more housing choices with a range of sizes and price points, and I believe we are in a good position to create them. Expanding for-sale options also continues to be a goal to help more people build equity and begin their slow growth toward personal wealth.<\/p>\n\n\n\n We should be creative about both renovating existing buildings and identifying places for well-designed smaller infill housing. We also need to be clear about who we are planning for: seniors, young adults, families, and the people who serve our town every day, including teachers, nurses, firefighters, and others in our business and institutional community.<\/p>\n\n\n\n I support exploring a range of housing types, including townhomes, small cluster homes, small- and medium-scale multifamily housing, and housing above ground-floor retail. These options can fit in different parts of town, especially in walkable areas near our downtowns and train stations, as well as other locations where growth can be planned thoughtfully.<\/p>\n\n\n\n To encourage this kind of housing, we need to work together as a community to identify appropriate locations and make thoughtful zoning changes that allow these ideas to move forward over time.<\/p>\n<\/div>\n<\/div>\n\n\n\n 3) Do you see a need for a more varied housing stock in Needham generally? If so, what types of housing do you favor and how would you encourage their development?<\/p>\n\n\n\n Gary Lesanto<\/strong><\/strong><\/strong><\/p>\n\n\n\n Yes, I do see a need for a more varied housing stock in Needham.<\/p>\n\n\n\n As I mentioned in my previous answer, the focus should be on creating the right mix of housing \u2014 particularly smaller, more attainable options such as condominiums, townhomes, cluster developments, and 55+ housing. These types of homes can provide opportunities for both downsizing residents and those looking to enter the market.<\/p>\n\n\n\n In terms of encouraging this, I would support thoughtful zoning approaches that allow for these housing types in appropriate locations, while ensuring they fit within the scale and character of our neighborhoods. The goal is to expand options in a balanced way that works for residents and supports the long-term health of the community.<\/p>\n<\/div><\/div>\n<\/div>\n\n\n\n Oscar Mertz<\/strong><\/strong><\/strong><\/p>\n\n\n\n Over the coming years we will begin to see the effects of the Base Compliance Plan rezoning. Local developers have already proposed projects such as 6 units on Chestnut Street, 14 units on Hillside Avenue, and 10 units on Garden Street.<\/p>\n\n\n\n From talking to residents, businesses, and members of our town workforce, it is clear that Needham needs more housing choices at a range of sizes and price points. We also have important needs for our seniors, young adults aging out of support programs, who want housing that is close to jobs and walkable amenities and shopping.<\/p>\n\n\n\n I served on the Needham Housing Plan committee in 2021\u201322, which studied the range of housing needs across the community. The next step is working together to understand where these different housing types can fit across town.<\/p>\n\n\n\n I support a comprehensive planning effort that looks at all areas of Needham and considers their long-term potential for thoughtful growth. This kind of visioning can guide change over decades and help shape areas where mixed uses and new neighborhoods can support a wider range of housing options.<\/p>\n The Select Board\u2019s effort to reconstitute the Affordable Housing Trust will also provide focused leadership, expertise and resources to help advance Needham\u2019s housing goals and measure our progress over the coming decades.\u00a0<\/p>\n \u00a0<\/p>\n<\/div><\/div>\n<\/div>\n<\/div>\n\n\n\n 4) <\/strong>The Tree Preservation Planning Committee established by the Select Board in 2024, is reviewing options for preserving the Town\u2019s tree canopy and will make recommendations for action to the Select Board. What are your views on the discussions so far and the potential actions that should be taken?<\/p>\n\n\n\n Gary Lesanto<\/strong><\/strong><\/strong><\/strong><\/p>\n\n\n\n Tree preservation is an important issue for Needham, both environmentally and for the character of our neighborhoods. Mature trees play a critical role in managing stormwater, reducing heat, and maintaining the look and feel of our community.<\/span><\/p>\n\n\n\n I support the ongoing work of the Tree Preservation Planning Committee and believe their efforts are an important step forward. Other surrounding towns have had tree bylaws in place for many years, so I fully support Needham\u2019s effort to catch up with communities that have already taken these steps.<\/p>\n\n\n\n As recommendations are developed, I would support practical measures such as stronger tree protection guidelines, reasonable replacement requirements, and approaches like tree banking that help maintain our overall canopy.<\/p>\n\n\n\n At the same time, any actions should be carefully designed so they are clear, enforceable, and balanced with property rights and the realities of development. The goal should be to meaningfully preserve and enhance our tree canopy while ensuring that policies work in practice for homeowners and the community.<\/p>\n\n\n\n <\/p>\n\n\n\n <\/p>\n<\/div><\/div>\n<\/div>\n\n\n\n Oscar Mertz<\/strong><\/strong><\/strong><\/strong><\/p>\n\n\n\n Needham is ready to take an important first step toward better protecting its tree canopy. Over the past few decades we have lost too many mature trees, given these large overstory trees are one of our most valuable environmental assets in addressing climate challenges. It should not be so easy to remove them.<\/p>\n\n\n\n I serve on the Tree Preservation Planning Committee. We will be recommending an approach that gives homeowners and builders financial incentives either to preserve or replant beneficial trees and thus receive credit toward trees that are appropriately removed.<\/p>\n\n\n\n The goal is to provide practical protection of trees without creating unreasonable burdens on homeowners. Maintenance of trees that are unhealthy or unsafe can continue to be removed. Once implemented, the approach can be monitored and adjusted over time as we learn what works.<\/p>\n <\/p>\n<\/div><\/div>\n<\/div>\n<\/div>\n\n\n\n 5) Please address anything else you\u2019d like to include to let voters know how your service as a Planning Board member would further sustainable practices in the Town of Needham.<\/p>\n\n\n\n Gary Lesanto<\/strong><\/strong><\/p>\n\n\n\n Sustainability should be part of how we approach every planning decision in Needham \u2014 not just new construction, but how we use and preserve what we already have.<\/p>\n\n\n\n Residents have asked whether the town could take a more proactive role in identifying properties that are likely to turn over or are no longer serving their current use, and consider public-private partnerships to guide those sites toward community-focused outcomes. In some cases, that could include preserving or creating green space, helping to offset heat island impacts, and enhancing our tree canopy \u2014 similar in spirit to successful projects like DeFazio.<\/p>\n\n\n\n As a builder, I\u2019ve always focused on thoughtful site design \u2014 preserving green space where possible, incorporating meaningful landscaping, and reducing unnecessary impacts. Sustainability isn\u2019t just about building new \u2014 it\u2019s also about making smart use of existing resources.<\/p>\n\n\n\n That includes asking important questions about reuse versus demolition. For example, if a building is structurally sound, we should carefully consider whether refurbishing and repurposing it is a more sustainable option than tearing it down. Reuse can preserve history, reduce waste, and lower environmental impact.<\/p>\n\n\n\n Ultimately, my approach is to ask these questions upfront \u2014 to look at long-term impacts, environmental considerations, and what best serves residents. Thoughtful planning means using our resources wisely, preserving what we can, and making decisions that strengthen both our environment and our community.<\/p>\n<\/div><\/div>\n<\/div>\n\n\n\n Oscar Mertz<\/strong><\/strong><\/strong><\/strong><\/strong><\/p>\n\n\n\n Needham faces tightening budgets and growing fiscal challenges, along with major needs for schools and infrastructure. Thoughtful growth should strengthen our commercial tax base, while mitigating pressure on residential taxpayers.<\/p>\n\n\n\n I want the Planning Board along with the Town, to undertake a comprehensive master plan, which Needham does not yet have. This would be a community-wide process to bring town leaders and residents together to develop a shared vision for Needham\u2019s future. A well-done plan can help attract businesses and institutions that want to be part of our community and identify the best locations for both housing and businesses along with a pathway for achieving the desired outcomes.<\/p>\n\n\n\n By identifying opportunities across town, we can distribute growth thoughtfully, use land more efficiently, and support alternatives such as walking, biking, and local transit. Effective planning promotes smart environmental and economic growth and will help us build an even more financially secure, sustainable future for Needham.<\/p>\n <\/p>\n\n\n<\/div><\/div>\n<\/div>\n<\/div>\n\n\n","protected":false},"excerpt":{"rendered":" Read the answers to Green Needham’s sustainability-related questions from the candidates of the town of Needham’s 2026 Planning Board Election.<\/p>\n","protected":false},"author":32,"featured_media":19178,"parent":0,"menu_order":2,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_EventAllDay":false,"_EventTimezone":"","_EventStartDate":"","_EventEndDate":"","_EventStartDateUTC":"","_EventEndDateUTC":"","_EventShowMap":false,"_EventShowMapLink":false,"_EventURL":"","_EventCost":"","_EventCostDescription":"","_EventCurrencySymbol":"","_EventCurrencyCode":"","_EventCurrencyPosition":"","_EventDateTimeSeparator":"","_EventTimeRangeSeparator":"","_EventOrganizerID":[],"_EventVenueID":[],"_OrganizerEmail":"","_OrganizerPhone":"","_OrganizerWebsite":"","_VenueAddress":"","_VenueCity":"","_VenueCountry":"","_VenueProvince":"","_VenueState":"","_VenueZip":"","_VenuePhone":"","_VenueURL":"","_VenueStateProvince":"","_VenueLat":"","_VenueLng":"","_VenueShowMap":false,"_VenueShowMapLink":false,"footnotes":""},"categories":[353],"tags":[358],"class_list":["post-19940","page","type-page","status-publish","has-post-thumbnail","hentry","category-candidate-questions","tag-elections"],"_links":{"self":[{"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/pages\/19940","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/users\/32"}],"replies":[{"embeddable":true,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/comments?post=19940"}],"version-history":[{"count":7,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/pages\/19940\/revisions"}],"predecessor-version":[{"id":19973,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/pages\/19940\/revisions\/19973"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/media\/19178"}],"wp:attachment":[{"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/media?parent=19940"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/categories?post=19940"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.greenneedham.org\/blog\/wp-json\/wp\/v2\/tags?post=19940"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}