Select Board November 18, 2025

November 18, 2025
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Select Board Meeting Minutes

Governing Body: Wellesley Select Board Meeting Type: Regular Meeting Meeting Date: November 18, 2025, at 12:00 AM Attendees: Marjorie Freiman (Chair), Tom Ulfelder (Vice Chair), Colette Aufranc (Secretary), Kenneth Largess, Beth Sullivan Woods, Meghan Jop (Executive Director), Corey Testa (Assistant Executive Director).

Executive Summary

The Select Board convened for a regular meeting on November 18, 2025. Key discussions included extensive public comments regarding the MassBay Forest at 40 Oakland Street, with residents urging its removal from the surplus land inventory list and advocating for its preservation. The Board also received a comprehensive presentation on the FY27 Capital Budget for the Facilities Management Department (FMD), highlighting significant investments in town buildings and infrastructure. A procedural vote was taken on a non-binding ballot question concerning a special act for the General Court, which the Board ultimately voted against adding to the annual town election ballot. The Policy Subcommittee provided an update on the Townwide Capital Planning Committee, and the warrant for the 2026 Annual Town Meeting was opened.

Citizen Speak

Four individuals presented comments regarding the MassBay Forest at 40 Oakland Street, all expressing opposition to its designation as surplus land and advocating for its preservation.

  • Joel Hollenberg (Wellesley Resident):

    • Stated that over 2,900 people signed petitions regarding trail access to Centennial Park at the 40 Oakland Street parcel.
    • Highlighted that the land was deeded for recreational use in 1881 by the Sisters of Charity.
    • Emphasized the parcel's importance, comprising 75% of the Centennial Park trail loop and hosting over 3,000 visitors weekly, with more than half from outside Wellesley.
    • Noted that the Town of Wellesley has maintained trails for over 60 years and the state has protected it as conservation land.
    • Expressed concern that the state is negotiating to conserve most of the forest while mandating 180 residential units on the MassBay parking lot.
    • Urged the Select Board to argue that the parcel is "titled 97 land" and not surplus land for private development.
    • Key Quote: "Town of Wellesley is really in the best position to legally serve as plaintiff to argue that the parcel is in fact titled 97 land and not surplus land suited for disposal to a private developer."

  • Pedro Devoyac (Wellesley Resident, Professor of Computer Science at Northeastern University):

    • Spoke in opposition to the proposal to sell the land, calling it a "rush proposal."
    • Challenged the viability of state and MassBay proposals regarding tree preservation, traffic, and school crowding.
    • Described the land as a "precious" community space for hikers, dog walkers, and mountain bikers from Wellesley and surrounding towns.
    • Expressed disappointment with MassBay's plan to sell the land for $75 million, suggesting it could be worth a billion after development.
    • Advocated for exploring private partnerships as an alternative funding mechanism.
    • Key Quote: "There's not many places like this around here without destroying the beautiful environment... without destroying the community that goes there."

  • Leslie Hanrahan (Wellesley Resident):

    • Urged the Select Board to take action to remove the 40-acre MassBay Forest from the surplus land inventory list.
    • Suggested crafting an amendment to the BRITE Act, currently under review by the House and Senate, to remove the forest from surplus.
    • Requested that Representative Paesch and Senator Cream take this action.
    • Cited Governor Healey's statements on the importance of protecting Massachusetts' lands, waters, and wildlife.
    • Noted that the EEA has classified the land as "prime forest," similar to Centennial Park.
    • Stated that the proposed 180 units, even as a ceiling, is unacceptable and ignores conservation values.
    • Key Quote: "Natural lands and resources should not be fast tracked for disposal by exempting them from environmental protections and local bylaws."

  • Raina McManus (Wellesley Resident, Friends of Brookside):

    • Read a statement from the "Friends of Brookside" group, reiterating their position that the 40-acre forest should not be categorized as surplus land.
    • Emphasized that removing forests from surplus land supports Governor Healey's biodiversity goals.
    • Challenged the assumptions of the upcoming Visioning Study Workshop, which state the entire 45 acres (including forest) is surplus, a minimum density of 180 units, and that the town cannot preserve the entire forest.
    • Key Quote: "The only way to protect the entire forest is to remove forests and other environmentally sensitive areas from being categorized as surplus under the Affordable Homes Act."

Select Board Response to Citizen Speak:

  • Chair Marjorie Freiman stated that the MassBay project was not on the agenda for discussion but thanked speakers for their comments.
  • Encouraged residents to continue writing to the Board and state representatives.
  • Announced a visioning session for the MassBay project on December 8th, 6:30 PM - 9:30 PM, at Wellesley High School, to gather town input for the state's Request for Proposals (RFP) to developers. Doors open at 6:00 PM.

Executive Director's Report

  • MassBay Visioning Study: Executive Director Meghan Jop reiterated the December 8th visioning session at Wellesley High School, advising early arrival (doors open at 6:00 PM).
  • Select Board Office Hours: Office hours will be held on Thursday, November 20th, from 12:00 PM to 1:30 PM, in person or virtually. Email sel@wellesleyma.gov to schedule.
  • Holiday Parking: Free parking at all two-hour meters will begin on Monday, November 24th, for the holiday season.
  • Holiday Stroll: The Holiday Stroll will be held on December 7th.
  • Communication Survey: Residents are encouraged to complete the communication survey, which was included in the "W" newsletter sent to all residential properties. The survey is open until December 1st, with hard copies available at libraries and Town Hall, and online.
  • Tree Canopy Study Grant: Congresswoman Clark announced a $500,000 grant to the Natural Resources Commission (NRC) and Charles River Watershed Association for a tree canopy study.
  • MassDOT Improvements: Thanks were extended to Representative Paish and MassDOT for addressing constituent complaints regarding sidewalk access and safety concerns on Route 9 in Oakland, and enhancing ADA compliance along Route 16 (facilitating access to Newton-Wellesley Hospital).
  • MassBay Email Updates: Residents can sign up for email updates on the 40 Oakland Street project via the MassBay site listserv and for Select Board agenda updates.

Consent Agenda

  • Appointments: Appointments to the Wellesley Affordable Housing Trust (replacing the Wellesley Housing Development Corporation) and the Cultural Council.
  • One-Day License: A one-day license for the Wellesley Historical Society's holiday party on December 10th.

Motion: To approve the consent agenda. Mover: Colette Aufranc Seconder: [Unidentified] Vote: All in favor. (Aye) Outcome: Approved.

Facilities Management Department (FMD) FY27 Capital Budget Presentation

Joe McDonough, FMD Director, presented the FY27 Capital Budget.

  • Overview:

    • The FY27 request totals approximately $1.5 million.
    • Emphasized FMD's mission: collaborative work, energy efficiency, and sustainability.
    • Highlighted $26 million investment over 15 years in town buildings.
    • Shifted from 46 small projects/year (deferred maintenance) to 13 larger projects/year (planned replacement).
    • Total investment in major capital projects, cash capital, and operating budgets over 14 years is almost $250 million.

  • Building-Specific Outlook (6-Year Capital Outlook):

    • High School (14 years old): Fire alarm system replacement (FY31), limited plumbing and HVAC replacement (FY31).
    • Schofield & Fiske (renovated 2015): Smoke detector replacement, LED replacement, full fire alarm replacement, Schofield roof replacement.
    • Hardy & Hunnewell: Managed through operating budget and cash capital.
    • Upham (mothballed): Operating budget and cash capital for repairs.
    • Middle School (76 years old): Fire alarm replacement, two steam boiler replacements (FY32), air conditioning project. Long-term plan for replacement by 2046.
    • Sprague (25 years old): Smoke detector replacement, parking lot replacement, roof replacement, heating and ventilation replacement.
    • Bates: Parking lot replacement ($325,000), fire alarm replacement ($782,000), roof replacement, air conditioning.
    • Preschool (20 years old): $40.5 million placeholder for future master plan.
    • Fieldhouse: Maintenance work.
    • Town Hall: Maintenance.
    • Police Station (almost 30 years old): Potential generator replacement, elevator replacement.
    • Fire Headquarters (39 years old) & Central Station (almost 100 years old): Carpeting project (FY27), potential generator replacement. Master plan underway for new station, renovation of headquarters, and potential third station.
    • Main Library (almost 25 years old): Parking lot replacement ($640,000, likely to increase by $120,000), LED lighting completion, HVAC project ($3.8 million in FY32).
    • Branch Libraries (Hills & Fells): Fire alarm replacement at Hills.
    • Warren (91 years old): Health and Recreation moving back in.
    • Morse's Pond (88 years old): $8 million placeholder for future study.
    • DPW (8 buildings): New admin building under construction. Master plan for Municipal Way underway, with a $101 million placeholder for new buildings/renovations. $50,000 triage contingency budget for RDF.
    • Senior Center (9 years old): Maintenance.

  • Capital Planning Approach:

    • Emphasized a multi-step process: planning, feasibility study, master planning, design, design review, and construction oversight.
    • Highlighted FMD staff expertise (licensed architects, professional engineers).
    • Noted that projects over $500,000 fall under the Permanent Building Committee (PBC).
    • FF&E (fixtures, furniture, equipment) are typically departmental budget items, except for major projects.

  • FY25 & FY26 Projects:

    • RDF Admin Design: Renderings and plans presented.
    • Warren HVAC: New fan coil units, ductwork, VRF units, dedicated outside air systems. Minor office modifications. Noted that projects with construction costs 30% or greater of assessed value trigger full accessibility compliance (e.g., ramp modifications).
    • School Air Conditioning Pilot: $30,000 effort at four schools (three window pilots, one VRF heat pump pilot). Data collected by custodians. Generally well-received, favorable results.
    • Project Prioritization: Based on life safety, indoor air quality, impact on users, sustainability, preventive maintenance, and end-of-service life.
    • Triage Budgets: $50,000 for RDF and requested for DPW to address issues in older buildings awaiting major projects.

  • Energy Efficiency Initiatives (Alan Hebert, Operations Manager):

    • HVAC Recommissioning: $720,000 in savings over 15 years, equal to 34,063 metric tons of CO2 reduction (8.8 million vehicle miles traveled). Improves indoor air quality and extends equipment life.
    • LED Program: 8,000 LEDs installed, $865,000 in savings, significant carbon dioxide reduction. Reduces electricity use and maintenance time. High School LED replacement reduced electricity use by 18%.

  • FY25 Project Examples:

    • Main Library design, Fire Headquarters roof, Senior Center Kitchen (in construction), School Department IT office renovation, Bates School green space project (removed pavement, added drainage, trees).
    • Roof Study: Simpson, Gumpertz, and Hager conducting a study on Bates, Sprague, and Middle School roofs (estimated $15 million total). Includes drone inspections, infrared analysis, core samples. Exploring PVs and MSBA accelerated repair reimbursement.

  • FY27 Budget Request:

    • Total: $1,451,000 (expected to increase by $126,000 for library parking lot).
    • Projects include parking lots, LED, smoke detector replacements, fire alarm replacement, DPW contingency, fire alarm study.
    • Breakdown: $296,000 for schools, $1,155,000 for municipal.
    • Non-project budgets: Environmental testing/mitigation, student services space contingency, custodial equipment.
    • Fire alarm systems: Explained components and replacement cycle (typically 20 years).
    • Main Library Parking Lot & LED: Detailed images of deteriorated pavement, ramps, and stairs. Linear LED fixtures are expensive.
    • Fire Headquarters: Carpeting replacement in administrative offices.
    • DPW Park and Highway: $50,000 triage budget for ongoing deficiencies.

  • Major Capital Projects (Debt-Funded):

    • $276 million in projects over the next 8-12 years.
    • Includes Morse's Pond, school air conditioning, Park and Highway Building Master Plan, Fire Headquarters Master Plan, Preschool, three roofing projects, HVAC projects, Baylor Building, Schofield Roof, War Memorial, Sprague Tower.
    • Major Project Financing Schedule: Outlined phases, approximate costs, and funding mechanisms (inside/outside levy, debt exclusion, community preservation).

  • Townwide Capital Plan Integration: FMD data will be incorporated into the draft Townwide Capital Plan.

  • Next Steps: Incorporate feedback, finalize plan, advocate for projects, proceed with design/build/execute upon approval.

Select Board Discussion:

  • Board members commended Joe McDonough for his leadership and FMD's professionalism.
  • Succession Planning: Tom Ulfelder inquired about succession planning for FMD leadership. McDonough stated systems are in place for continuity.
  • Project Grouping/Bundling: Discussion on cost efficiencies from bundling projects (e.g., Bates and Sprague paving, fire alarms, roofs).
  • Tolles Parsons Flooring: McDonough reported that favorable bids on the kitchen project would allow for replacement of sheet vinyl flooring in two downstairs bathrooms with ceramic tile.
  • School AC Pilot: Tom Ulfelder emphasized the need to evaluate the AC pilot against objective metrics and standards, not just anecdotal success, given the potential for tens of millions of dollars in future spending.
  • Library Parking Lot: Clarified that the "parking lot" project includes full exterior hardscape, stairs, and driveways.
  • Three-Step Process (Master Plan, Feasibility, Design, Construction): Discussion on the value of this multi-step process for public projects, with McDonough advocating for its thoroughness and ability to narrow focus. Beth Sullivan Woods questioned if the process was "broken" and if the proposed committee was the right solution.
  • Capital Planning Committee: Colette Aufranc highlighted the importance of a predictable and reliable capital planning process to avoid rushed projects and ensure efficient use of study money.

PSI for Wellesley College Temporary Residence Halls (Traffic Recommendation)

  • Project Overview: Wellesley College is proposing temporary residence halls (trailers) to provide swing space for dormitory renovations over 8-10 years. This involves demolishing a 13,000 sq ft structure.
  • Traffic Impact: Executive Director Meghan Jop stated that the project is internal to the campus and would not change the student population, thus not triggering additional traffic mitigation.
  • Peer Review: Alan Cloutier's peer review identified minor site plan issues, which Wellesley College has addressed (e.g., crosswalk repair by the town).
  • Climate Action Committee Concerns: Lisa Olney (Chair, Climate Action Committee) raised questions about heating/cooling systems and EUI optimization, suggesting these are site plan review issues that should be addressed during permitting.
  • Board Questions: A board member inquired about the modulars' removal, clarifying they would be removed after 8-10 years of successive use as swing space.

Motion: To approve the transportation evaluation by VHB dated September 19, 2025, as being professionally prepared. Mover: Tom Ulfelder Seconder: [Unidentified] Vote: All in favor. (Aye) Outcome: Approved.

Vote 17 Request for Non-Binding Ballot Question

The Select Board discussed a request to place a non-binding ballot question on the annual town election ballot, stemming from a citizen petition at Special Town Meeting, regarding a special act for the General Court.

  • Background: Special Town Meeting voted to ask the Select Board to consider putting a non-binding question on the ballot. The question would authorize the Select Board to petition the General Court for legislation.
  • Statutory Process: Town Counsel clarified three statutory ways to place a question on the ballot: Select Board initiative, 10-resident petition to the Select Board, or Annual Town Meeting vote. Special Town Meeting does not have the authority to place a question directly.
  • "Non-Binding" Clarification: Town Counsel explained that even if passed, the ballot question would be non-binding, meaning the Select Board would still have discretion on whether to submit the petition to the General Court. The authorization under Section 8 of the Home Rule Amendment is for the Select Board to petition the General Court.
  • Board Concerns:
    • Colette Aufranc: Expressed concern about the rushed nature of the proposal, lack of due diligence, and absence of a plan for voter education. Questioned why the traditional route (citizen petition at Annual Town Meeting) was not followed. Noted that similar bills sent to the State House from other towns have not advanced.
    • Beth Sullivan Woods: Concerned about the precedent of the Select Board placing a non-binding question on the ballot that was not its initiative. Also raised concerns about the Board's responsibility for voter education without a clear plan.
    • Tom Ulfelder: Suggested that the proponents could pursue the traditional route of a citizen petition with 10 signatures to bring the matter to Annual Town Meeting, allowing for debate and a more structured process.
    • Kenny Largess: Questioned the motivation for the "alternative track" and the need for speed, given the unlikelihood of such legislation passing at the state level.
    • Marjorie Freiman: Highlighted the confusion around the "non-binding" nature and the explicit instruction to Town Meeting that they were not voting on the substance, which seemed to contradict the purpose of demonstrating local interest.

Motion: To add a non-binding ballot question to the annual town election to see if the town will vote to authorize the select board to petition the general court subject to approval of a non-binding public opinion advisory question at a town election to enact legislation in substantially the form that was shared at special town meeting and further to authorize the select board to approve amendments to said legislation before its enactment by the general court that are within the scope of the general objectives of the motion presented at Special Time Meeting 2025. Mover: Marjorie Freiman Seconder: Tom Ulfelder Vote:

  • For: 1 (Tom Ulfelder)
  • Against: 4 (Marjorie Freiman, Colette Aufranc, Kenneth Largess, Beth Sullivan Woods) Outcome: Motion failed.

Select Board Statement: Chair Freiman thanked the proponents for their work, emphasizing that the decision was procedural and not a reflection of the merits of the proposal. She noted that proponents could still place the item on the Annual Town Meeting warrant via a citizen petition.

Policy Subcommittee: Townwide Capital Planning Committee Follow-up

  • Previous Discussions: The committee discussed the Townwide Capital Planning Committee on September 20th and October 28th, 2025.

  • Draft Document: A clean draft of the Townwide Capital Planning Committee document was circulated for review.

  • Committee Membership: Colette Aufranc sought further discussion on committee membership, specifically regarding the inclusion of the NRC and/or Library.

    • Best Practices: Aufranc noted that peer towns rarely include NRC or Library as voting members, but occasionally as ex-officio.
    • Proposal: Proposed adding the Director of the NRC and the Director of the Library as ex-officio members to the committee, without changing the provision for temporary members when significant projects are discussed.

  • Board Discussion:

    • Beth Sullivan Woods: Maintained her concern that the proposed structure was not the right solution and that all land-owning entities should be represented on the decision panel, not just ex-officio. She questioned the premise that the current system was "broken."
    • Kenneth Largess: Supported ex-officio inclusion for NRC and Library to keep them informed but did not see a need for them as voting members.
    • Colette Aufranc: Argued that the committee's purpose is to bring predictability and order to capital planning, preventing projects from languishing or being rushed. She emphasized that the Select Board has fiduciary responsibility and the committee is a tool to aid that. She also noted that resident representation is a best practice.
    • Tom Ulfelder: Supported the committee as a necessary tool for orderly capital planning, especially given the financial burden on taxpayers. He advocated for ex-officio roles for NRC and Library directors, citing their expertise and ability to head off issues. He also highlighted the need for a multidisciplinary team to make informed decisions.
    • Marjorie Freiman: Agreed that capital planning is the Select Board's job and that a structured committee is a best practice to manage complex projects and financial demands.

  • Next Steps: The Policy Subcommittee will meet on Thursday to incorporate feedback and prepare the document for presentation to other boards and departments, gathering their feedback for a future Select Board discussion.

Open Warrant for Annual Town Meeting

Motion: To call the 2026 Annual Town Meeting and to set the following dates:

  • Open the warrant: Tuesday, November 18, 2025
  • Close the warrant: Wednesday, December 23, 2025, at 4:00 PM
  • Motions due to Select Board Office (525 Washington Street): Friday, February 6, 2026, by 4:00 PM
  • Start of Annual Town Meeting: Monday, March 30, 2026, 7:00 PM, at Wellesley High School Auditorium
  • Date for 2026 Annual Town Election: Tuesday, March 3, 2026

Mover: Colette Aufranc Seconder: [Unidentified] Vote: All in favor. (Aye) Outcome: Approved.

Approval of Minutes

  • Minutes from October 7th and October 21st, 2025, were reviewed.

Motion: To approve the minutes of October 7th and October 21st, 2025, as amended. Mover: [Unidentified] Seconder: [Unidentified] Vote: All in favor. (Aye) Outcome: Approved.

Chair's Report

  • MassBay Forest Update:

    • Representative Paish and Senator Cream sent a letter on November 13th, stating that preserving the forested area abutting Centennial Park is a high priority for residents.
    • They indicated that if the town enters an agreement to conserve much of the forest, they would not build on the "vast majority of the forest" and would cap development at 180 units.
    • The release of the RFP will be timed to allow input from the town's visioning session.
    • Residents continue to challenge the designation of forested land as surplus.
    • MassBay parking study results are not yet public but are expected by the end of the week.
    • The visioning session is December 8th, 6:30 PM - 9:30 PM, at the Middle School.
    • No further information on project parameters, regulations, or public timetable for release.
    • Meghan Jop added: DKM staff received the initial parking study and is working to get it to town staff by Friday for an infrastructure meeting.

  • Visioning Session Capacity: The high school cafeteria can accommodate 440 people, and planning is underway to manage that capacity.

  • Advisory Committee Update (from Tom Ulfelder):

    • Advisory's survey on Town Meeting is open until Friday, with 116 responses received.
    • Their report on 10 years of school data is nearing completion, with a presentation anticipated on December 10th.

  • School Committee Update (from Tom Ulfelder):

    • Solar Panels (Hardy & Hunnewell):
      • Original design included solar panels, with $1 million in funding.
      • MSBA encouraged sustainable design but did not require solar. Town intended to add solar post-construction.
      • Roof safety railings and conduits were installed, and warranties remain valid with PVs.
      • PBC initially concerned about market conditions and project reserves, leading to a stalled MLP proposal to fund solar.
      • Mary Beth Martello identified a $1 million grant and $770,000 in federal tax credits.
      • MLP drafted an MOU proposing $2.5 million from WeCare funds, contingent on grants/tax credits, which was problematic due to PBC's requirement for unconditional funding.
      • PBC members felt they should oversee the projects. Steve Gagosian (FMD) explored taking on the projects as change orders with existing contractors, simplifying the process.
      • A recent meeting with MLP, Select Board, FMD, and Sustainability Director did not reach a funding agreement. MLP is hesitant to contribute $2.5 million without recovering grants/credits.
      • An alternative is an unconditional $750,000 from MLP, with the town keeping grants/tax credits and MLP receiving RECs.
      • Marjorie Freiman and Tom Ulfelder met with the School Committee Chair and Vice Chair, who will ask Steve Gagosian and Mary Beth Martello to present to the School Committee to discuss projects and funding.
      • Colette Aufranc added: Highlighted the complexity of grants, tax credits, and MLP's fiduciary duty. The challenge is that PBC needs funding upfront, while grants/credits are not guaranteed.
    • Elementary Enrollment: Down 17 students from last year, projected to rise by 24 next year.
    • Class Sizes: 74% of classes are below guideline, zero above, with no grade closures.
    • Demographic Study: Invitation for bid for a new demographic study to be issued this winter.

The meeting was adjourned. The next meeting is scheduled for Tuesday, November 25th.

Last updated: Dec 7, 2025

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