Select Board December 16, 2025

Meeting Date: December 16, 2025 Governing Body: Wellesley Select Board Type of Meeting: Regular Meeting Attendees:

• Select Board Members: Marjorie Freiman (Chair), Tom Ulfelder (Vice Chair), Colette Aufranc (Secretary), Beth Sullivan Woods, Kenneth Largess
• Staff: Meghan Jop (Executive Director, via Zoom), Corey Testa (Assistant Executive Director), Rachel (Staff to Audit Committee), Kay Marr (Town Clerk's Office), Sheila Page (Transportation Mobility Manager)
• Audit Committee: Tim Egan (Chair), Lacey Brandt (Secretary), Neal Camerano, Charles Cassidy, Lori Silverstein
• Auditors (CBiz): Laura Stone (Director)
• Public Comment: Andrew Hoare, Donna Bond

• Andrew Hoare: Expressed concern about the potential disposition of MassBay Woods, emphasizing its importance as a regional green space and an "existential threat" to valuable resources. He urged the Select Board to "aggressively pursue litigation to protect MassBay Woods." Mr. Hoare, a commercial real estate professional for over four decades, suggested amending state legislation to generate revenue and provide affordable housing without impacting green spaces.

• Warren Building Renovation: The Health and Recreation Departments moved back into the Warren Building. The building will reopen to the public on Monday, December 22nd, after being closed for the remainder of the week for IT setup and unpacking.
• Free Two-Hour Parking: Free two-hour on-street parking remains in effect through January 2nd, encouraging local holiday shopping.
• MBTA Green Line Closure: A section of the MBTA Green Line (Kenmore Square to North Station) will be closed from December 8th to December 22nd for tunnel repairs, affecting C and D branches used by Wellesley residents.
• Hanukkah Wishes: Extended wishes for a happy and meaningful Hanukkah, acknowledging recent events causing pain and fear in the community.

• Motion: Colette Aufranc moved to approve the consent agenda items. Seconded.
• Vote: All in favor. (5-0)
• Items Approved:
  1. Acceptance of an anonymous gift from a local business owner to the Fire Department for the Chief's discretion.
  2. Appointment of Tiana Moreau as the permanent Town Accountant for a three-year term expiring June 30, 2028.
  3. Discussion and vote on 2025 Common Victualler, Alcohol, Class 1, Class 2, Auto Dealer, Entertainment, Club, and Lodging House Licenses.
  4. Discussion and vote on New Year's Eve hour extensions as permitted by the Alcoholic Beverage Control Commission.
• Acknowledgement: Kay Marr was thanked for her extensive work in processing all license applications.

• Attendees: Tim Egan (Chair, Audit Committee), Lacey Brandt (Secretary, Audit Committee), Neal Camerano, Charles Cassidy, Lori Silverstein (Audit Committee Members), Laura Stone (Director, CBiz - Auditors).
• Introduction: Tim Egan introduced the Audit Committee and the town's auditors, CBiz (formerly Markham).
• Auditor's Report (Laura Stone, CBiz):
  • Firm Transition: Markham merged with CBiz on November 1, 2024, but the audit team and approach remain consistent.
  • Process: Utilizes a hybrid approach with in-person site visits and secure electronic information exchange.
  • Reports Issued:
    • School End of Year Compliance Report (FY24 issued June 2025, FY25 to be issued Spring 2026).
    • Light Department Report (issued November 2025).
    • Retirement System Report (issued October 2025, per PERA guidelines).
    • Annual Comprehensive Financial Report (ACFR) for the town.
    • Schedule of Expenditures of Federal Awards (SEFA).
  • Federal Shutdown Impact: The SEFA report was delayed due to the federal government shutdown impacting the final compliance supplement. It will be submitted by the March 31st deadline and will not affect the ACFR submission to GFOA.
  • Results:
    • "Clean audit opinion" on all reports (Light Department, Retirement System, Town's ACFR).
    • No significant audit findings, material weaknesses, or significant deficiencies.
    • Full cooperation from management and all departments.
    • No significant audit adjustments (normal GAAP conversion entries were made).
    • Positive budgetary results.
    • Internal controls were designed and working as intended.
  • Previous Comments: All issues identified two years prior were resolved; no management letter was issued last year or this year. A site visit to the school department's My Budget System software found no issues.
  • Audit Committee Meetings: Regular meetings were held in May (audit plan), September (municipal light plant and retirement financial statements), October (ACFR status, single audit review), and November (draft ACFR presentation).
• Board Questions/Comments:
  • Beth Sullivan Woods: Inquired about a schedule for deeper dives into individual departments. Laura Stone stated it's typically ad hoc, based on town or audit committee direction. Colette Aufranc added that the liaison to the audit committee ensures management updates on new developments guide audit focus (e.g., Council on Aging, school budget process, municipal light plant system changes).
  • Kenneth Largess: Asked if previous comments had been addressed. Laura Stone confirmed no management letter was issued last year or this year, and prior issues were resolved.
• Acknowledgement: The Select Board thanked the Audit Committee members (Tim Egan, Lacey Brandt, Neal Camerano, Charles Cassidy, Lori Silverstein) and staff (Rachel, Tiana Moreau, Megan Jop) for their hard work and professional service.
• Motion: Tom Ulfelder moved to adjourn the Audit Committee meeting. Seconded.
• Vote: All in favor. (5-0)

• Purpose: To approve modifications for an alteration of premises and change of manager for Fiorella's restaurant.
• Background (Megan Jop): Fiorella's is expanding into an adjoining space (previously Puppet Wheelies), increasing seating capacity by approximately 47 seats. No change to the kitchen area. DPW engineering, building inspector, and health department recommended approval.
• Public Comment:
  • Donna Bond (Wiswell Circle Resident): Expressed concerns about increased parking congestion in the area, particularly for residents exiting Wiswell Circle onto Washington Street. Suggested curb markings and questioned how the restaurant would address grease waste from the expanded kitchen area.
    • Response (Megan Jop): Grease traps are required; Fiorella's has a separate grease trap. Parking is a known challenge in the commercial district. The town directs patrons to public lots (Church Street, Cameron Street, Tailby, Railroad, Weston Road) and encourages employee use of further lots.
    • Response (Kay Marr): Acknowledged delivery challenges and the need for clear communication to patrons about parking options.
    • Future Plans (Megan Jop): The town will issue an RFP in early 2026 for a design firm for the Wellesley Square amenities project, which will include a comprehensive study of parking throughout Wellesley Square.
  • Temporary Food-Only Service: Kay Marr requested approval for Fiorella's to serve food only in the new section until the Alcoholic Beverages Control Commission (ABCC) approves the full license. This precedent was set with La Toscana's expansion.
• Board Discussion:
  • Beth Sullivan Woods: Noted the police department's renewed effort to inform businesses about the employee parking pass program.
  • Marjorie Freiman: Emphasized the Traffic Safety Committee appreciates citizen input on stressors.
• Motion to Close Public Hearing: Colette Aufranc moved to close the public hearing. Seconded.
• Vote: All in favor. (5-0)
• Motion to Approve Modifications: Colette Aufranc moved to approve the modifications to the common victualler and alcohol licenses for Fiorella's restaurant at 575 Washington Street, including the condition for food-only service in the new section until final ABCC approvals. Seconded.
• Vote: All in favor. (5-0)

1. Legal Services:
   • Recommendation (Megan Jop): Anticipating legal expenses exceeding the FY26 budget due to the hiring of special counsel for MassBay Woods, recommended setting aside approximately $200,000 for legal services. This would be a transfer from free cash.
   • Board Discussion: No questions.
2. HR Finance:
   • Explanation (Megan Jop & Rachel): A "housekeeping" transfer is needed to realign the HR and Financial Services budgets. A half-time retirement position became full-time, creating an opportunity to shift the West Suburban Veterans District administrative support (previously handled by finance, with a $36,000+ offset) to an HR professional. The finance department's budget was realigned, but the offset for the Veterans District needs to be formally transferred to HR via a free cash appropriation. The finance department will return more to free cash due to a CFO vacancy (July-September FY26) than the HR appropriation needed.
   • Board Discussion:
     • Beth Sullivan Woods: Clarified that finance is not gaining an extra half-time person, but the salary for a vacant half-time position is being preserved for future needs. Benefits are neutral as retirement benefits are paid by the retirement system.
     • Colette Aufranc: Acknowledged the convoluted nature but supported it as a housekeeping measure for cleaner FY26 budgets and future planning.

• Background (Megan Jop & Sheila Page): The town receives TNC (Transportation Network Company) funds from Uber and Lyft (10% of overall funding, year in arrears). The FY24 allocation is $29,941. The current balance of unappropriated funds is $101,630.40. Funds must be used for transportation-related matters.
• Request: $8,000 from the fund for educational programming.
• Proposed Programs:
  • "Rules of the Ride" (middle schoolers) and annual Bike Rodeo (elementary school students).
  • "Transit Explorers" (middle schoolers and adults) for bus/train confidence.
  • Incentive program to encourage MWRTA services use.
  • Safe driving/traveling campaign for drivers and youth pedestrians (with police).
• Board Discussion:
  • Kenneth Largess: Questioned demand for classes and measurable benefits. Asked if funds could support COA bus drivers. Megan Jop stated it could potentially provide some funding but not cover annual salaries; past use was for summer camp transportation assistance.
  • Colette Aufranc: Strongly supported the proposal, emphasizing the need for professionalized bike safety education due to parent concerns and the unsustainability of volunteer-dependent programs. Noted the "Rules of the Ride" was oversubscribed.
  • Beth Sullivan Woods: Inquired about incentive programs (e.g., raffles, ice cream treats for Transit Explorers) and suggested using funds for enhanced senior transportation (e.g., Boston medical trips, broader COA bus coverage).
    • Response (Megan Jop): The COA is establishing a transportation working group for a broader analysis of senior transportation efficiency. Many existing options (Catch Connect, Paratransit, MWRTA hospital shuttle, American Cancer Society, MassHealth) are available but may require educational campaigns.
    • Marjorie Freiman: Agreed that senior transportation needs a comprehensive program and education, not piecemeal solutions.
  • Kenneth Largess: Reiterated concerns about measurable benefits and the cost of regulations on affordability. Cited Ford's EV demand issues. Supported putting it on the warrant for further discussion but not necessarily for a vote.
  • Tom Ulfelder: Countered Kenny's point on Ford, suggesting it's specific to truck EVs and Ford's reliability issues. Argued that upfront requirements for developers can be cost-saving in the long run and that developers make other choices (e.g., finishes) that impact price more.

• Purpose: Easement to install ADA accessible ramps at Railroad and Tailby parking lots, in preparation for longer-term full accessibility work at Wellesley Square Station.
• Presentation: MBTA will present to the Board on January 13th.
• Challenges: Construction will take parking spaces offline.
• Board Discussion:
  • Tom Ulfelder: Asked about architectural concerns regarding a "one size fits all" solution. Megan Jop stated there has been some response, and the Design Review Board could enhance aesthetic appeal. Visuals will be provided at the January 13th meeting.

• Presenter: Sheila Page (Transportation Mobility Manager).
• Purpose: To support the Sustainable Mobility Plan and Climate Action Plan by promoting alternative transportation, EV use, tree preservation, codifying existing practices, and clarifying zoning.
• Key Proposed Changes:
  • Bicycle Parking: New requirements for short-term (U-shaped racks) and long-term (secure, covered) bicycle parking for multi-family and commercial uses, with specified dimensions.
  • EV Charging: 50% of parking spaces to be "EV capable" (conduits, space for switchboards), not necessarily wired or equipped, to future-proof developments. Current building code requires 10-20% EV ready.
  • Tree Preservation: Requirements for quality soil depth and planting area size in parking lots to ensure healthy tree growth and shade canopies.
  • Codification/Clarification:
    • Unbundling Parking: Explicitly allow unbundling parking costs from rent for residential uses (already allowed for commercial).
    • Affordable Units: For affordable units, one parking space would be included in rent; additional spaces would be paid for.
    • Stacked Parking: Clarify that stacked parking is allowed (already used in new developments).
    • Outdoor Lighting: Point to the robust existing outdoor lighting section of the bylaw instead of vague statements in the parking section.
    • Parking Plan Review: Clarify that the parking plan review process aligns with PSI and site plan review.
• Process: Town Counsel reviewed language. Planning Board, building staff, planning staff, and Select Board office staff reviewed.
• Board Discussion:
  • Marjorie Freiman: Clarified that the Select Board can sponsor the article unilaterally (does not require Planning Board co-sponsorship). Asked about new vs. existing requirements. Sheila Page confirmed bicycle parking, 50% EV, and tree soil/planting area are new.
  • Tom Ulfelder: Supported the EV capable requirement as a smart, future-proofing measure.
  • Colette Aufranc: Supported putting the article on the warrant, noting that most changes codify existing practices and address long-standing issues (e.g., bike storage, EV charging retrofit costs, tree preservation). Emphasized the cost of not doing these things upfront.
  • Kenneth Largess: Supported putting it on the warrant with a caveat: need to understand the measurable benefits (e.g., greenhouse gas reduction) and the cost impact on affordability. Cited Ford's EV demand issues.
  • Beth Sullivan Woods: Not ready to support due to it being a first exposure, lack of understanding of data points (e.g., 50% EV), and the need for more vetting by boards responsible for project evaluation. Expressed disappointment that it didn't address pedestrian/bicycle safety in a way that would have helped with the Walnut Street project.
  • Marjorie Freiman: Noted the two-thirds vote requirement for zoning amendments. Suggested holding a second reading and submitting questions to Sheila Page.
  • Decision Timeline: Megan Jop stated the warrant is tentatively scheduled for signature on January 13th. The Board could review it again on January 6th.
  • Outcome: The Board decided to hold a second reading and submit questions to Sheila Page for further development and discussion.

• Proposed Changes (Marjorie Freiman):
  • Subject the committee to Town Bylaws Articles 1-7 (Open Meeting Law, agendas, minutes, etc.).
  • Incorporate a cost-benefit analysis consideration for bylaw changes (suggested by Kenneth Largess).
  • Require reporting to Town Meeting on bylaw review committee deliberations and concerns.
• Board Discussion:
  • Kenneth Largess: Supported the cost-benefit analysis and reporting to Town Meeting.
  • Beth Sullivan Woods: Questioned the moderator's role (sitting and voting). Expressed concern that the committee's composition (two Select Board members, Executive Director, Assistant Executive Director, one Town Meeting member) makes it a "subset of the Select Board" and potentially a "town government study committee" rather than solely a bylaw review body.
  • Colette Aufranc: Argued the committee is needed to address inconsistencies and inefficiencies in bylaws, as previous efforts by individual bodies were insufficient. Compared it to the policy subcommittee's work.
  • Megan Jop: Noted that running it as a standing committee first (policy-based) allows for easier refinement before codifying it as a bylaw.
  • Tom Ulfelder: Distinguished the By-law Review Committee (standing committee) from the Capital Planning Committee (which he believes should be codified as a bylaw due to its different empowerment needs).
  • Marjorie Freiman: Clarified the intent is to review bylaws for consistency, accuracy, and enforceability, not to study town government structure. Agreed to run it as a standing committee first to allow for adjustments.
• Motion: Colette Aufranc moved to approve the general bylaw review committee as amended and to authorize Chair Marjorie Freiman to make any final ministerial edits. Seconded.
• Vote: All in favor. (5-0)

• Presenter: Chief Mortarelli (Fire Department).
• Purpose: To update an outdated hiring policy (from 2019) to reflect current processes and ensure consistency. Minor changes.
• Board Discussion:
  • Kenneth Largess: Had discussed with Megan Jop earlier; confirmed changes were non-substantive, addressing conflicts of interest, the 35-mile residency requirement, and general cleanup.
  • Beth Sullivan Woods: Supported the changes and emphasized the Board's support for the Chief and Megan to seek labor counsel support for any tricky hiring situations.
• Motion: Colette Aufranc moved to approve the modifications to the Fire Department hiring general order as amended. Seconded.
• Vote: All in favor. (5-0)

• Background (Marjorie Freiman): The Board held an executive session last Thursday regarding the MassBay development proposal. The item tonight is solely to approve the engagement of a law firm for special counsel.
• Motion: Tom Ulfelder moved to approve the hiring of Phillips and Angley as special legal counsel for the town of Wellesley and to authorize Chair Marjorie Freiman to sign an engagement letter on behalf of the Select Board.
• Proposed Amendment: Kenneth Largess moved to amend the motion to add that "communications with the law firm and execution of the board's direction will be handled by Chair Marjorie Freiman and Member Kenny Largess." Seconded.
• Discussion on Amendment:
  • Beth Sullivan Woods: Asked for clarification on the process for working with the law firm.
  • Marjorie Freiman: Stated that the special counsel candidates were informed that Megan Jop and Marjorie Freiman would be the points of contact. Any matters requiring full board discussion would be held in executive session.
• Vote on Amendment:
  • For: Kenneth Largess, Tom Ulfelder (2)
  • Against: Marjorie Freiman, Colette Aufranc, Beth Sullivan Woods (3)
  • Outcome: The amendment failed.
• Vote on Original Motion:
  • Motion: Tom Ulfelder moved to approve the hiring of Phillips and Angley as special legal counsel for the town of Wellesley and to authorize Chair Marjorie Freiman to sign an engagement letter on behalf of the Select Board. Seconded.
  • For: Marjorie Freiman, Colette Aufranc, Beth Sullivan Woods (3)
  • Against: Kenneth Largess, Tom Ulfelder (2)
  • Outcome: The motion passed.
• Clarification (Marjorie Freiman): The engagement is for advice regarding the MassBay proposal. Further discussion will be in executive session.

• Minutes Approval:
  • Minutes of November 3, 2025: One typo noted ("Select" instead of "Select Board").
  • Motion: Colette Aufranc moved to approve the minutes of November 3, 2025, as amended. Seconded.
  • Vote: All in favor. (5-0)

• Advisory Committee: Met with Advisory Committee; they will hear from Library and NRC about budgets tomorrow. The Chair of Advisory completed review of 10-year school public records and will share with the full committee on January 7th.
• Schools Update:
  • Superintendent's budget level service came in just below 3%.
  • School Committee requested versions at exactly 3%, including $26,000 in strategic initiatives and an 18.5 FTE reduction (teachers due to enrollment, paraprofessional cuts).
  • Principals provided further FTE reductions after initial submissions.
  • School budget summits are ongoing.
  • Working with FMD on solar funding options for Hardy and Honeywell, and AC feasibility study for Bates, Fiske, Schofield, and Middle School.
  • Possible mobilization of a new school building committee for future projects (new preschool, potential new middle school by 2046).
  • RFP for an updated demographic and enrollment study to be released soon.
• MassBay Woods Update:
  • Meeting Attendees: Marjorie Freiman, Megan Jop, Corey Testa, Secretary Augustus, Matt Walsh (Housing and Livable Communities), Deputy Commissioner Abby Vladeck, Project Manager Maggie Brown (DCAM), Dr. Bedell, MassBay Board of Trustees Chair Alyssa Povich, Senator Cream, Representative Peish, and their staff.
  • Secretary Augustus's Stance: Sees the project as a "win-win" for state goals (housing, climate) and an opportunity to preserve the conservation area.
  • Preservation: The state aims to preserve 39 or 40 of the 45 acres (forested area) by concentrating development on the parking lot area. Legal protection against future development is sought.
  • Development Density: Not more than 180 units are proposed. The Secretary and Commissioner are "fairly firm" on this number, despite concerns from Wellesley officials about traffic mitigation and density.
  • Housing Types: Multiple types acceptable (age-restricted, senior, workforce, family units), but expected to be self-contained living units.
  • Legislative Support: Senator Cream and Representative Peish are "solidly behind the town" and support its efforts 100%.
  • Litigation: Marjorie Freiman explained that litigation is not preferred but the Board will explore all options due to high public emotion and the town's compliance with housing requirements (40B, ADU, MBTA, new projects).
  • Visioning Session: The town postponed the visioning session due to conflicting information. The state understands the need for clarity.
  • Timeline: The town needs 4-5 months for visioning, analysis, and RFP fashioning before the RFP is released.
  • Developer Accountability: The Commissioner stated controls are in place, including a reversion clause in the statute if a developer acts inconsistently with agreements.
  • Regulations: Regulations will be promulgated by the end of the year for review.
  • Conclusion: Some progress was made, but the 180-unit density remains a point of contention. The Board will work on written confirmation of concerns before rescheduling a visioning session. Residents are encouraged to continue providing feedback.

• Marjorie Freiman wished everyone happy holidays and a peaceful new year.
• Next meeting not scheduled until early January; agendas will be posted.
• Meeting adjourned.