Select Board November 25, 2025

November 25, 2025
Watch Video View Transcript
AI Disclaimer: Summaries and transcripts above were created by various AI tools. By their nature, these tools will produce mistakes and inaccuraies. Links to the official meeting recordings are provided for verification. If you find an error, please report it to somervillecivicpulse at gmail dot com.

Podcast Summary

Subscribe to AI-generated podcasts:
RSS Spotify Apple Podcasts

Meeting Minutes: Wellesley Select Board

Governing Body: Wellesley Select Board Meeting Type: Regular Meeting Meeting Date: November 25, 2025, at 12:00 AM Attendees: Tom Ulfelder (Vice Chair), Colette Aufranc (Secretary), Beth Sullivan Woods, Kenneth Largess, Marjorie Freiman, Meghan Jop (Executive Director), Corey Testa (Assistant Executive Director).

Executive Summary

The Select Board convened to address several key issues. Citizen Speak focused on concerns regarding the MassBay Community College land disposition, with residents urging legal action and protection of forested areas. The Executive Director's report provided updates on the MassBay parcel visioning workshop, upcoming tax classification and Comcast license renewal hearings, and Thanksgiving safety tips. The Board discussed and voted on the 2025-2026 affordable rental rates for Waterstone at Wellesley, approving a 5% increase for current residents and a slightly higher rate for new residents, while acknowledging the impact of inflation and the facility's efforts to moderate increases. A significant portion of the meeting was dedicated to discussing the establishment of a By-law Review Committee, with Board members providing feedback on its structure, scope, and the involvement of Town Counsel and staff. The meeting concluded with the approval of prior meeting minutes and a discussion of cultural lighting events, followed by an executive session to discuss potential litigation with the Commonwealth regarding the MassBay Community College land.

1. Citizen Speak

  • Laura Robert (10 Greenlawn Ave, Precinct D)
    • Expressed strong opposition to the MassBay Community College land disposition.
    • Urged the Select Board to pursue legal action, citing a lack of transparency and reasonable process in the state's formal land disposition.
    • Challenged MassBay's determination that the 40 Oakland Street forest is "surplus," emphasizing its value as a conservation and recreation resource.
    • Stated, "We don't want to be the town that sets this precedent, one that would weaken our ability and the ability of other communities statewide to protect forests, air and water quality, wildlife habitat and public health."
    • Called upon the Select Board to "stand up for Wellesley" and defend the town's values.
  • Wendy Beck von Pikas
    • Concurred with Laura Robert's remarks, advocating for the forested acreage to be removed from the surplus land designation.
    • Supported building housing on already degraded areas, not on the "town treasure" of the forest.
    • Highlighted the contradiction between state housing goals and biodiversity protection, stating, "This is throwing the baby out with the bath water as far as I'm concerned."
    • Emphasized the importance of preserving wildlife habitats and corridors.
    • Encouraged the Board to "do whatever we possibly can to safeguard the existing force and build where it's already been degraded."
  • Dennis McKay: Was not present at the meeting.

2. Executive Director's Report

  • Meghan Jop provided the following updates:
    • MassBay Parcel Visioning Workshop: A town-wide visioning workshop for the 40 Oakland Street MassBay parcel will be held on Monday, December 8th, from 6:30 PM to 9:30 PM. Residents are encouraged to arrive at 6:00 PM for sign-in.
    • Public Hearings (December 2nd):
      • Tax Classification Hearing: The annual hearing for the Select Board to determine whether to implement a split tax rate for residential and commercial properties. The town historically maintains a single tax rate.
      • Comcast License Renewal Hearing: A public hearing to detail the terms of a successor contract with Comcast, negotiated with special counsel Bill August of August and Epstein, and to receive public comment on Comcast's performance.
    • Thanksgiving Holiday: Town Hall will be closed on Thanksgiving Day and will reopen on Friday. Residents were reminded that Thanksgiving is the peak day nationally for home cooking fires and were encouraged to review fire prevention tips in the November issue of the W.

3. Discuss and Vote the 2025-2026 Waterstone at Wellesley Affordable Rental Rates

  • Beth Anderson (Epic Senior Living) presented the proposed rental rate increases for Waterstone at Wellesley.
  • Background: The Select Board annually establishes new affordable rental rates for Waterstone at Wellesley. The facility has 82 independent living units (22 affordable) and 52 assisted living units (7 affordable).
  • Income Limits:
    • Maximum income for eligibility: $105,000 (1-bedroom independent living), $119,000 (2-bedroom independent living).
    • Maximum income upon recertification (140% Area Median Income): $148,000 (1-bedroom independent living), $167,000 (2-bedroom independent living).
    • Minimum income for new residents (paying approximately 40% of income towards housing): $80,000 (1-bedroom independent living), $89,000 (2-bedroom independent living).
  • Proposed Increases:
    • Current Residents (before 2024): A 5% increase.
      • Independent Living, 1-bedroom: From $2,285 to $2,399 (an increase of $114/month).
      • Independent Living, 2-bedroom: From $2,545 to $2,672.
      • Assisted Living, 1-bedroom: From $6,125 to $6,431.
    • 2024 Residents and New Residents:
      • Independent Living, 1-bedroom: $2,625.
      • Independent Living, 2-bedroom: $2,940.
      • Assisted Living, 1-bedroom: $6,530.
  • Justification: Waterstone has historically taken a measured approach to rent increases, often below the maximum allowed by HUD. Market rate increases for non-affordable units will be 6.5% this year. Labor costs, particularly for licensed nurses in assisted living, remain a challenge.
  • Board Discussion:
    • Board members acknowledged the difficulty of increasing affordable housing rents but appreciated Waterstone's efforts to moderate increases below HUD allowances.
    • Tom Ulfelder stated, "The fact that I vote to approve these increases does not mean that I don't recognize and support the needs that members of our community have within the Waterstone family."
    • Colette Aufranc commended the "thoughtful job of trying to take increases to moderate your costs, but be respectful of the residents."
  • Motion: Colette Aufranc moved to approve the 2025-2026 rates as follows:
    • Existing residents before 2024: Independent Living, 1-bed unit, $2,399; Independent Living, 2-bed unit, $2,672; Assisted Living, 1-bed unit, $6,431.
    • 2024 residents and new residents: Independent Living, 1-bed unit, $2,625; Independent Living, 2-bed unit, $2,940; Assisted Living, 1-bed unit, $6,530.
  • Vote:
    • Colette Aufranc: Aye
    • Kenneth Largess: Aye
    • Beth Sullivan Woods: Aye
    • Tom Ulfelder: Aye
    • Marjorie Freiman: Aye
  • Outcome: The motion passed unanimously (5-0).

4. Discuss By-law Review Committee

  • Marjorie Freiman presented a draft charge for a By-law Review Committee, drawing on examples from comparable communities and best practices.
  • Purpose: To review town bylaws for internal inconsistencies, outdated language, or conflicts with new statutes, and to propose revisions for clarity and consistency.
  • Key Discussion Points:
    • Standing vs. Periodic Committee: Colette Aufranc preferred a standing committee, citing the ongoing need for review and the benefits of developing expertise.
    • Scope of Review: Kenny Largess suggested a comprehensive initial review, followed by periodic examination of specific sections.
    • Town Counsel Involvement: Kenny Largess and Tom Ulfelder emphasized the need for Town Counsel to be involved in reviewing final drafts for legal compliance, but not necessarily in the initial drafting to manage costs.
    • Role in Warrant Articles: Tom Ulfelder and Colette Aufranc supported the committee reviewing warrant articles to ensure accuracy and consistency with bylaws, viewing it as a beneficial filter rather than a redundancy with Advisory Committee responsibilities.
    • Staffing: Beth Sullivan Woods raised concerns about requiring both the Executive Director and Assistant Executive Director to staff the committee, given their existing workloads. Marjorie Freiman clarified that the committee members would do the bulk of the work, with staff providing historical context and advice.
    • Expertise: Marjorie Freiman noted that comparable committees did not specify professional background requirements, relying on staff and board members for expertise.
  • Next Steps: Marjorie Freiman will gather more specific information, including minutes from other bylaw committees regarding work plan development and responsibilities, and present it to the Board for further review and decision on establishing the committee.

5. Administrative Matters

  • Approval of Minutes: Corey Testa presented two sets of minutes for review: October 16, 2025, and October 28, 2025.
    • October 16, 2025 Minutes:
      • MassBay Trustees Vote: Clarified that the MassBay trustees vote to approve or disapprove the president's decision to designate land as surplus, not to actively put it on surplus.
      • "Mandate from the Commonwealth": Confirmed that Marjorie Freiman's original statement using "mandate" was accurate and should be retained.
      • Article 97 and EOEEA Review: Clarified Eric Russell's compound answer regarding Article 97 applicability and the separate environmental review requested of EOEEA.
      • Citizen Speak Addresses: Agreed to remove street numbers from citizen speak addresses for consistency, retaining only street names if provided by the speaker.
      • "Lower Density Housing": Amended to clarify that "dense housing" would require more forested acreage to meet statutory requirements.
      • "Protecting the Town's Interests": Agreed to remove the phrase "ultimately" to reflect that all Board members were aligned on protecting the town's interests, despite differing approaches.
    • October 28, 2025 Minutes:
      • Affordable Housing Numbers: Added clarification regarding Judy's statement that the 10% SHI (Subsidized Housing Inventory) may not be an actual measurement of housing need, as it includes market-rate rental units.
      • Survey Data on Redevelopment: Amended to note that the survey data indicating support for redevelopment of existing structures should be considered with caution due to a limited survey response.
      • Typographical Error: Corrected a typo on line 135.
      • Spelling Correction: Corrected "Woodward" to "Woodworth."
  • Motion: Colette Aufranc moved to approve the minutes of October 16 and October 28, 2025, as amended.
  • Vote:
    • Colette Aufranc: Aye
    • Tom Ulfelder: Aye
    • Kenneth Largess: Aye
    • Beth Sullivan Woods: Aye
    • Marjorie Freiman: Aye
  • Outcome: The motion passed unanimously (5-0).

6. Discuss and Vote December Cultural Lighting Events

  • Meghan Jop provided a summary of the planned December cultural lighting events.
  • Discussion:
    • The Board discussed whether an annual vote is necessary for these events, given that the policy was updated last year and the events are substantially similar.
    • Menorah and Crescent: The new menorah acquired last year will be used. The crescent, after being rehabbed for this year, will be completely refurbished by the Parks Department after the holiday season.
  • Outcome: The Board reached a consensus to approve the outline for the cultural lighting events without a formal vote.

7. Chair's Report

  • Marjorie Freiman stated that there was no Chair's report for this meeting, as no meetings with Advisory, Planning, the Moderator, or the School Committee had occurred this week.

8. Executive Session

  • Motion: Tom Ulfelder moved to enter executive session under Massachusetts General Law Chapter 30A, Subsection 21A, Exception Number 3, for the purpose of discussing strategy with respect to potential litigation with the Commonwealth regarding the disposition of Surplus MassBay Community College Land. The Chair declared that having such discussions in open session would have a detrimental effect on the town's bargaining position. The motion also included inviting Executive Director Meghan Jop and Assistant Executive Director Corey Testa to join the executive session. Following the adjournment of the executive session, the Board will return to open session solely to adjourn the meeting.
  • Vote:
    • Beth Sullivan Woods: Aye
    • Kenneth Largess: Aye
    • Colette Aufranc: Aye
    • Tom Ulfelder: Aye
    • Marjorie Freiman: Aye
  • Outcome: The motion passed unanimously (5-0).

Last updated: Dec 7, 2025

Back to Meetings